551 Summit Trl #139 · Granby, CO 80446

$199,995

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 120 Days on market

Manufactured home Built 2026 Excellent condition $148/sqft · 10% below area Est $222k · 10% under

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Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +11.9/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -4.9

Listing remarks

Welcome home, to this beautiful 3 bedroom 2 bathroom. Located near a common space and backs up open space you will have plenty of space to enjoy the surrounding outdoors. This home has a large living room that feeds into a dining area featuring a large bay window. There is also a breakfast bar separating the kitchen and a corner pantry for all your kitchen storage. The kitchen comes with Whirlpool energy-efficient appliances and can lighting throughout. The primary bedroom includes a pass through bathroom that leads to the laundry area and back door and also features a large closet and large shower with glass doors.

Key facts

• Built 2026
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.4% in Granby — 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 70/100 on livability (#85 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: commute D+, amenities F, health & safety F.
• East Grand School District No. 2 (rural): math 36% / reading 58% proficiency, ranked #17 of 86 in CO (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granby Elementary School (math 34% / reading 52%, grade F, #300 of 966 statewide, top 32%, 331 students, 38% FRL); East Grand Middle School (math 32% / reading 47%, grade F, #84 of 270 statewide, top 32%, 290 students, 22% FRL); Middle Park High School (math 42% / reading 67%, grade C-, #78 of 381 statewide, top 22%, 406 students, 20% FRL).
• Market conditions: 556 active listings in the ZIP; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).
• This rent runs 33% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Grand County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,995 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $221,783
• List price: $199,995
• Delta: -9.82%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
551 Summit Trl	0.07mi	3/2.0	1,386 (+2%)	11mo	$262,500	$189	83
551 Summit Trail Trl #78	0.10mi	3/2.0	1,386 (+2%)	11mo	$262,500	$189	82
551 Summit Trail Trl #43	0.10mi	2/2.0 (-1)	1,458 (+8%)	1mo	$184,900	$127	77
551 Summit Trail Trl #10	0.27mi	3/2.0	1,600 (+18%)	2mo	$223,000	$139	61
551 Summit Trl #142	0.10mi	3/2.0	1,602 (+18%)	19mo	$255,000	$159	55
551 Summit Trail Trl #22	0.10mi	4/2.0 (+1)	1,586 (+17%)	15mo	$255,000	$161	53
1051 Summit Trl Unit V05	0.46mi	2/2.0 (-1)	1,234 (-9%)	9mo	$329,500	$267	51
1051 Summit Trl Unit V30	0.46mi	2/2.0 (-1)	1,234 (-9%)	12mo	$333,000	$270	49
1051 Summit Trl Unit V36	0.79mi	2/2.0 (-1)	1,234 (-9%)	1mo	$319,000	$259	45
1051 Summit Trl Unit V20	0.79mi	2/2.0 (-1)	1,437 (+6%)	13mo	$345,000	$240	39
81 Topaz Ave	1.20mi	2/1.0 (-1)	1,296 (-4%)	21mo	$416,000	$321	31
295 Avenue C	1.46mi	3/2.0	1,647 (+22%)	20mo	$500,000	$304	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-24,340
• Equity at exit: $29,820

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-10,506
• Equity at exit: $17,292

Cash invested: $55,999 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 3 under contract
• Months of supply: 44.0 mo (2%/mo absorbed)
• Median asking: $277,998 ($193/sqft)
• Median days on market: 156 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 80446

• Home prices YoY: -23.1%
• Active inventory: 556
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,066 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $125

Break-even live

Break-even rent $1,908

Max offer price $199,995

Occupancy floor 89%

Sensitivity live

Price	-10% $263	-5% $194	+0% $125	+5% $56	+10% $-13
Rent	-10% $-38	-5% $43	+0% $125	+5% $207	+10% $288
Rate	-1.0pp $226	-0.5pp $176	base $125	+0.5pp $73	+1.0pp $20

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: $49,999
• Closing costs: $6,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $221,995

Exterior

• Home design: Spec home (new construction)Single-level residence
• Construction: Built in 2026 (new construction)
• Exterior features: Located at 551 Summit Trl #139, Granby CO 80446Living area approximately 1,352

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open floor plan

Listing history 47 events

1. 2026-07-31
   days on market $199,995 Active 120 DOM
2. 2026-07-30
   days on market $199,995 Active 118 DOM
3. 2026-07-28
   days on market $199,995 Active 117 DOM
4. 2026-07-26
   days on market $199,995 Active 115 DOM
5. 2026-07-25
   days on market $199,995 Active 114 DOM
6. 2026-07-23
   days on market $199,995 Active 112 DOM
7. 2026-07-22
   days on market $199,995 Active 111 DOM
8. 2026-07-21
   days on market $199,995 Active 110 DOM
9. 2026-07-18
   days on market $199,995 Active 107 DOM
10. 2026-07-16
    days on market $199,995 Active 105 DOM
11. 2026-07-16
    days on market $199,995 Active 104 DOM
12. 2026-07-14
    days on market $199,995 Active 103 DOM
13. 2026-07-14
    days on market $199,995 Active 102 DOM
14. 2026-07-12
    days on market $199,995 Active 101 DOM
15. 2026-07-11
    days on market $199,995 Active 100 DOM
16. 2026-07-10
    days on market $199,995 Active 99 DOM
17. 2026-07-09
    days on market $199,995 Active 98 DOM
18. 2026-07-07
    days on market $199,995 Active 96 DOM
19. 2026-07-06
    days on market $199,995 Active 95 DOM
20. 2026-07-05
    days on market $199,995 Active 94 DOM
21. 2026-07-04
    days on market $199,995 Active 93 DOM
22. 2026-07-03
    days on market $199,995 Active 92 DOM
23. 2026-07-02
    days on market $199,995 Active 91 DOM
24. 2026-07-01
    days on market $199,995 Active 90 DOM
25. 2026-06-30
    days on market $199,995 Active 89 DOM
26. 2026-06-29
    days on market $199,995 Active 88 DOM
27. 2026-06-28
    days on market $199,995 Active 87 DOM
28. 2026-06-28
    days on market $199,995 Active 86 DOM
29. 2026-06-27
    days on market $199,995 Active 85 DOM
30. 2026-06-25
    days on market $199,995 Active 83 DOM
31. 2026-06-23
    days on market $199,995 Active 81 DOM
32. 2026-06-21
    days on market $199,995 Active 80 DOM
33. 2026-06-18
    days on market $199,995 Active 77 DOM
34. 2026-06-17
    days on market $199,995 Active 76 DOM
35. 2026-06-16
    days on market $199,995 Active 75 DOM
36. 2026-06-15
    days on market $199,995 Active 74 DOM
37. 2026-06-14
    days on market $199,995 Active 72 DOM
38. 2026-06-10
    days on market $199,995 Active 69 DOM
39. 2026-06-09
    days on market $199,995 Active 68 DOM
40. 2026-06-08
    days on market $199,995 Active 67 DOM
41. 2026-06-07
    days on market $199,995 Active 66 DOM
42. 2026-06-05
    days on market $199,995 Active 63 DOM
43. 2026-06-03
    days on market $199,995 Active 62 DOM
44. 2026-06-02
    days on market $199,995 Active 61 DOM
45. 2026-06-01
    days on market $199,995 Active 60 DOM
46. 2026-05-31
    days on market $199,995 Active 59 DOM
47. 2026-05-31
    days on market $199,995 Active 58 DOM

ⓘ 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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥81°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,795
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$2,502
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$5,818
• Taxable loss: −$1,696
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $1,907/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This move-in-ready manufactured home is in excellent condition with modern finishes and a well-maintained exterior. Minor updates to the exterior and landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping the front yard — Improves curb appeal and adds value. ↑
• Both Installing a smart thermostat — Saves energy and adds modern convenience. ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Granby Elementary School F CO #300/966 Nat'l #17,502/41,679 Middle East Grand Middle School F CO #84/270 Nat'l #6,151/14,009 High Middle Park High School C- CO #78/381 Nat'l #4,461/17,239

Schools (NCES district)

• District: East Grand School District No. 2
• NCES district ID: 0804320
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 58% ▲ 4.00%
• Median HH income: $64,903
• Composite: 41.64/100
• National rank: #3424
• State rank: #17 of 86 in CO

B Composite livability gradescore 70/100

Livability — Granby

• Score: 70/100
• State rank: #85
• US rank: #7574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granby, CO
• County: Grand County · 14,498 people
• City population: 4,017
• Metro: nan
• Population (ZIP): 4,017
• Household income: $74,973
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 2% of renters

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Population outlook (Grand County) Hauer SSP2

• Today (2025): 14,498 people
• By 2030: 14,215 · -2.0%
• By 2040: 13,225 · -8.8%
• By 2050: 12,186 · -15.9%
• By 2075: 10,196 · -29.7%
• By 2100: 8,326 · -42.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 19% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Slovak 8% Portuguese 6% Romanian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% French/Haitian/Cajun 1% Spanish 1%

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Political lean MEDSL · Grand

• 2024 margin: Toss-up / Even · D 48.0% · R 48.8% · Other 3.2%
• 2008→2024 swing: +0.3pp no change · 2008: -1.1pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: R+1.8 2016: R+13.5 2012: R+7.2 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.78%
• Current HPI: 347.8691
• Rent YoY: —
• Metro: nan
• State GDP YoY: ▲ 1.95%
• F500 in state: 14

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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

Property features AI

Finance

• Financial info: List price $221,995

Exterior

• Home design: Spec home (new construction)Single-level residence
• Construction: Built in 2026 (new construction)
• Exterior features: Located at 551 Summit Trl #139, Granby CO 80446Living area approximately 1,352

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open floor plan