784 Blossom Rd · Woodland Park, CO 80863

$290,000

3 bd · 3.0 ba · 1,510 sqft · Manufactured public records · 26 Days on market

Built 1995 0.42 ac lot $112/mo HOA · 5% of rent

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming ranch-style home, conveniently located just minutes away from Woodland Park, offering a perfect blend of city convenience and rural tranquility. Situated on a . 42-acre lot, this property features an oversized detached 2-car garage with two levels of ample storage, ideal for parking trailers, UTVs, RVs, and more. Embrace the possibilities of a large garden or even keeping bees on this expansive lot. Step inside and be greeted by modern laminate wood floors that gracefully lead you from the formal living room into the kitchen and dining areas. The adjoining great room impresses with its vaulted ceilings and abundant natural light streaming through the large windows.

Key facts

• Large garden
• Ranch style home
• Vaulted ceilings

Tags

• RANCH STYLE HOME
• OVERSIZED DETACHED GARAGE
• LARGE GARDEN
• MODERN LAMINATE WOOD FLOORS
• VAULTED CEILINGS
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Financial info: Financing terms include Cash, Conventional, and FHA
• HOA & community: No HOA covenants; Monthly association fee of $112 covering water and additional items (see agent/show remarks)

Exterior

• Parking: Detached 2-car garage; Gravel driveway
• Security: See property description
• Utilities: Water provided by association/district; Electricity available; Propane; Telephone service
• Home design: Single-family property; Double wide structure
• Construction: Composite shingle roof; Masonite-type siding; Crawl space foundation; Existing home
• Exterior features: Wood deck; Rear fence; 360-degree views; Corner lot; Mountain views; Trees/woods; Near hiking trail, fire station, and schools; Outbuildings (see property description)

Interior

• Kitchen: 220V in kitchen; Breakfast bar
• Bedrooms: Main floor bedroom
• Flooring: Carpet; Wood laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Propane; No central cooling
• Interior features: Vaulted ceilings and 9+ foot ceilings; Great room; 5-piece bathroom; Entry described as other; Window coverings; Breakfast bar; High-speed Internet available; See property description for additional interior details
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $13 ($153/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (17.8% below list).
• Recommended offer: $238k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Woodland Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#78 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: commute F, cost of living F.
• Woodland Park School District No. Re-2 (town): math 28% / reading 47% proficiency, ranked #29 of 86 in CO (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Summit Elementary School (math 24% / reading 32%, grade F, #540 of 966 statewide, top 57%, 259 students, 36% FRL); Woodland Park Middle School (math 27% / reading 47%, grade F, #95 of 270 statewide, top 37%, 386 students, 34% FRL); Woodland Park High School (math 37% / reading 62%, grade D, #115 of 381 statewide, top 34%, 579 students, 33% FRL).
• Market conditions: Rents rising (+3.6%/yr); 251 active listings in the ZIP; solid renter incomes; 148 units permitted in Teller County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Teller County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $195k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,482 (17.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-44,681
• Equity at exit: $43,240

10-year hold

• IRR: -5.9%
• Equity multiple: 0.61×
• Total profit: $-31,623
• Equity at exit: $25,074

Cash invested: $81,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 38 Tenant-Leaning
• State Colorado: 38 Tenant-Leaning · D+4
• County: — inherits STATE
• City: — inherits STATE

2023 reforms: 10-day cure, mandated notice, source-of-income protected. Courts backlogged in Denver.

Methodology + full state rankings →

ZIP-level market 80863

• Home prices YoY: -29.8%
• Rents YoY: 3.6%
• Active inventory: 251
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,385 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$121
• HOA: −$112
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $13

Break-even live

Break-even rent $2,369

Max offer price $290,000

Occupancy floor 94%

Sensitivity live

Price	-10% $177	-5% $95	+0% $13	+5% $-69	+10% $-151
Rent	-10% $-176	-5% $-81	+0% $13	+5% $107	+10% $201
Rate	-1.0pp $159	-0.5pp $87	base $13	+0.5pp $-62	+1.0pp $-139

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $112 · $1,344/yr

Listing history 24 events

1. 2026-06-22
   days on market $290,000 Active 26 DOM
2. 2026-06-18
   days on market $290,000 Active 23 DOM
3. 2026-06-17
   days on market $290,000 Active 22 DOM
4. 2026-06-16
   days on market $290,000 Active 21 DOM
5. 2026-06-15
   days on market $290,000 Active 20 DOM
6. 2026-06-14
   days on market $290,000 Active 18 DOM
7. 2026-06-13
   days on market $290,000 Active 17 DOM
8. 2026-06-10
   days on market $290,000 Active 15 DOM
9. 2026-06-09
   days on market $290,000 Active 14 DOM
10. 2026-06-08
    days on market $290,000 Active 13 DOM
11. 2026-06-07
    days on market $290,000 Active 12 DOM
12. 2026-06-03
    days on market $290,000 Active 8 DOM
13. 2026-06-03
    days on market $290,000 Active 7 DOM
14. 2026-06-01
    days on market $290,000 Active 6 DOM
15. 2026-05-31
    days on market $290,000 Active 5 DOM
16. 2026-05-26
    listed $290,000 Active
17. 2022-09-20
    price $315,000
18. 2022-08-06
    price $329,000
19. 2019-01-25
    soldstatus $195,000
20. 2018-12-11
    price $199,999
21. 2018-11-19
    price $209,999
22. 2018-10-27
    price $219,999
23. 2015-10-22
    soldstatus $137,500
24. 2008-10-20
    soldstatus $92,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $1,412 · $118/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: +$183/yr (+$15/mo · 13.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 1/10 Low 6 d/yr ≥80°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,618
• − Mortgage interest: −$16,245
• − Property taxes: −$1,412
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − HOA: −$1,344
• − Depreciation: −$8,436
• Taxable loss: −$4,848
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $1,316/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Woodland Park School District No. Re-2
• NCES district ID: 0807380
• Math proficiency: 28% ▼ -3.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $63,920
• Composite: 33.68/100
• National rank: #5385
• State rank: #29 of 86 in CO

Livability — Woodland Park

• Score: 71/100
• State rank: #78
• US rank: #7181

Category grades

Amenities C Commute F Cost of living F Crime A Employment A- Housing A+ Health & safety A User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Teller County · 12,329 people
• City population: 12,329
• Metro: Colorado Springs, CO
• Population (ZIP): 12,329
• Household income: $104,779
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 418.0

Population outlook (Teller County) Hauer SSP2

• Today (2025): 22,404 people
• By 2030: 21,527 · -3.9%
• By 2040: 19,356 · -13.6%
• By 2050: 17,462 · -22.1%
• By 2075: 14,658 · -34.6%
• By 2100: 11,982 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · South Korea
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Teller

• 2024 margin: Solid R (+35.5) · D 31.0% · R 66.5% · Other 2.5%
• 2008→2024 swing: -7.3pp toward R · 2008: -28.1pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+35.2 2016: R+42.5 2012: R+33.1 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.47%
• Current HPI: 304.4625
• Rent YoY: ▲ 3.64%
• Metro: Colorado Springs, CO
• State GDP YoY: ▲ 1.95%
• F500 in state: 14

Industry mix (Fortune 500 HQ in CO)

Industry	F500 HQs	Revenue
▸Technology Distribution	1	$31B
▸Food / Agriculture	1	$18B
▸Packaging	1	$14B
▸Healthcare	1	$13B
▸Energy	1	$10B
▸Technology	1	$4B

Price history

+214.9% since first listed

9 events — show timeline

• 2026-05-26 Listed $290,000 elevateMLS
• 2022-09-20 Price Changed $315,000 elevateMLS
• 2022-08-06 Price Changed $329,000 elevateMLS
• 2019-01-25 Sold (Public Records) $195,000 Public Records
• 2018-12-11 Price Changed $199,999 elevateMLS
• 2018-11-19 Price Changed $209,999 elevateMLS
• 2018-10-27 Price Changed $219,999 elevateMLS
• 2015-10-22 Sold (Public Records) $137,500 Public Records
• 2008-10-20 Sold (Public Records) $92,100 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,412 · +26.6% YoY. Source: county tax records.