2900 W Acres Dr #52 · Steamboat Springs, CO 80487

$75,000

2 bd · 1.0 ba · 648 sqft · Manufactured public records · 491 Days on market

Built 1968

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the picturesque ski resort town of Steamboat Springs, this cozy 2-bedroom, 2-bathroom mobile home offers the perfect blend of comfort and convenience. The square footage was just measured at 1,036 square feet, making this only $92/square foot! Whether you're an avid skier, nature lover, or looking to live in the mountains, this home is ideally located to provide easy access to outdoor adventures and year-round activities. Step inside to discover a warm and inviting atmosphere. The kitchen is ideal for preparing meals after a day on the slopes. The first bedroom is oversized and the primary bedroom offers an en-suite bathroom for added privacy. Enjoy stunning mountain views from y

Key facts

• Nearby ski lifts
• Hiking trails
• Built 1968

Tags

• STUNNING MOUNTAIN VIEWS
• NEARBY SKI LIFTS
• HIKING TRAILS

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer (sewer connected); Electricity available; Natural gas available; Cable available
• Home design: Residential mobile home; Single-level (mobile home)
• Construction: Metal roof
• Exterior features: Deck; Shed(s); Paved road access; Private maintained road

Interior

• Kitchen: Gas cooktop; Oven; Dishwasher; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating; Natural gas
• Interior features: Ceiling fan(s); Entrance foyer; Unfurnished; Has view; Pets allowed
• Laundry & utility: In-unit laundry (washer and dryer); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.9% vs local median 0.1% in Steamboat Springs — 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 74/100 on livability (#41 in CO, #4,975 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: health & safety C-, amenities D, cost of living F.
• Steamboat Springs School District No. RE-2 (town): math 49% / reading 72% proficiency, ranked #4 of 86 in CO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Sleeping Giant School (400 students, 17% FRL); Steamboat Springs High School (math 52% / reading 77%, grade B-, #32 of 381 statewide, top 9%, 842 students, 8% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents rising fast (+10.6%/yr); 555 active listings in the ZIP; solid renter incomes; 597 units permitted in Routt County in 2024 (418 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Routt County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 491 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $75k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 491 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 3.36% ✓
• Cap rate: 29.86%
• Cash-on-cash: 84.16%
• DSCR: 4.74
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 90.2%
• Equity multiple: 5.52×
• Total profit: $95,006
• Equity at exit: $11,183

10-year hold

• IRR: 94.2%
• Equity multiple: 13.59×
• Total profit: $264,292
• Equity at exit: $6,485

Cash invested: $21,000 (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 80487

• Rents YoY: 10.6%
• Active inventory: 555
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,520 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,473

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 37%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $75,000 Active 491 DOM
2. 2026-06-18
   days on market $75,000 Active 490 DOM
3. 2026-06-17
   days on market $75,000 Active 489 DOM
4. 2026-06-16
   days on market $75,000 Active 488 DOM
5. 2026-06-15
   days on market $75,000 Active 487 DOM
6. 2026-06-14
   days on market $75,000 Active 485 DOM
7. 2026-06-12
   days on market $75,000 Active 484 DOM
8. 2026-06-09
   days on market $75,000 Active 481 DOM
9. 2026-06-08
   days on market $75,000 Active 480 DOM
10. 2026-06-07
    days on market $75,000 Active 479 DOM
11. 2026-06-07
    days on market $75,000 Active 478 DOM
12. 2026-06-04
    status $75,000 Active 475 DOM
13. 2026-04-15
    price $75,000
14. 2026-03-19
    price $85,000
15. 2026-01-31
    price $95,000
16. 2025-09-05
    price $105,000
17. 2025-08-18
    price $110,000
18. 2025-08-10
    price $105,000
19. 2025-06-09
    price $120,000
20. 2025-04-09
    price $125,000
21. 2025-02-05
    listed $150,000 Active
22. 2002-04-30
    soldstatus $39,000
23. 2000-08-10
    soldstatus $10,000

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 9 d/yr ≥85°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,244
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$2,182
• Taxable income: $17,522
• Est. tax owed @ 24.0%: −$4,205
• After-tax cash flow: $13,468/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: Steamboat Springs School District No. RE-2
• NCES district ID: 0806660
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $67,833
• Composite: 53.1/100
• National rank: #1513
• State rank: #4 of 86 in CO

Livability — Steamboat Springs

• Score: 74/100
• State rank: #41
• US rank: #4975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steamboat Springs, CO
• County: Routt County · 18,525 people
• City population: 18,525
• Metro: Steamboat Springs, CO
• Population (ZIP): 18,525
• Household income: $109,659
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 644.0

Population outlook (Routt County) Hauer SSP2

• Today (2025): 27,283 people
• By 2030: 28,555 · +4.7%
• By 2040: 30,578 · +12.1%
• By 2050: 32,328 · +18.5%
• By 2075: 36,897 · +35.2%
• By 2100: 38,794 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Routt

• 2024 margin: Strong D (+27.7) · D 62.5% · R 34.8% · Other 2.8%
• 2008→2024 swing: +0.9pp no change · 2008: 26.9pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+27.6 2016: D+17.0 2012: D+15.6 2008: D+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -342.73%
• Current HPI: 471.8844
• Rent YoY: ▲ 10.61%
• Metro: Steamboat 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

+650.0% since first listed

11 events — show timeline

• 2026-04-15 Price Changed $75,000 SAR
• 2026-03-19 Price Changed $85,000 SAR
• 2026-01-31 Price Changed $95,000 SAR
• 2025-09-05 Price Changed $105,000 SAR
• 2025-08-18 Price Changed $110,000 SAR
• 2025-08-10 Price Changed $105,000 SAR
• 2025-06-09 Price Changed $120,000 SAR
• 2025-04-09 Price Changed $125,000 SAR
• 2025-02-05 Listed $150,000 SAR
• 2002-04-30 Sold (Public Records) $39,000 Public Records
• 2000-08-10 Sold (Public Records) $10,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $100 · +3.2% YoY. Source: county tax records.