10553 US Highway 34 Mh#14 · Grand Lake, CO 80447

$144,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 32 Days on market

Built 1994 3,000 sqft lot ↓ 28% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * WOW * * * RARE OPPORTUNITY to get in this park! This is the newest and LARGEST double wide mobile home in the park! Recently remodeled and FULLY FURNISHED ready for IMMEDIATE move in! New roof, cabinets, appliances, flooring, fixtures in this three bedroom, two bath home. Gated fence area for your dogs with HUGE covered porch to enjoy your morning coffee in the crisp mountain air! This Rocky Mountain Summer Retreat is located in T Lazy W Park in Grand Lake. Dozens on the waiting list to get into this park, so jump the line and purchase to get in right away. Park approval on application for annual lease space. Park is open during the summer season usually May 1st until September 30

Key facts

• Covered porch
• New flooring
• New cabinets

Tags

• GATED FENCE AREA
• COVERED PORCH
• NEW ROOF
• NEW CABINETS
• NEW APPLIANCES
• NEW FLOORING

Property features AI

Finance

• Other: Road access via private road maintained privately
• HOA & community: Land lease in place at T Lazy W Park; Land lease amount $4,100 per year (lease expires August 11, 2026)

Exterior

• Parking: 2 off-street parking spaces on gravel
• Utilities: Well water; Public sewer; Electricity connected (110V); Propane available; Cable and phone available
• Home design: Manufactured home located in a park; Single-story (main level living); Located in T Lazy W Park; Agent-owned
• Construction: Vinyl siding; Vinyl skirting; Composition roof; Mobile home dimensions approximately 80 ft by 16 ft; Built as a manufactured home
• Exterior features: Covered patio/porch; Barbecue area; Dog run; Outdoor lighting; Private yard; Partial fencing

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Living room; Private primary suite
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 0.7% in Grand Lake — 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 63/100 on livability (#184 in CO) — a middle-class / working-renter tenant base. Strengths: crime B+; Watch: cost of living C-, housing C-, amenities D-.
• 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: 270 active listings in the ZIP; solid renter incomes; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.46% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $19,084
• Equity at exit: $21,605

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $71,514
• Equity at exit: $12,528

Cash invested: $40,572 (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 80447

• Active inventory: 270
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $668

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 63%

Sensitivity live

Price	-10% $768	-5% $718	+0% $668	+5% $618	+10% $568
Rent	-10% $501	-5% $584	+0% $668	+5% $751	+10% $835
Rate	-1.0pp $741	-0.5pp $705	base $668	+0.5pp $630	+1.0pp $592

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-12
   status Pending
2. 2026-05-05
   price $144,900
3. 2026-04-10
   listed $149,900 Active
4. 2026-02-13
   historical
5. 2026-02-09
   listed $149,900 Active
6. 2025-09-30
   historical
7. 2025-08-13
   price $139,900
8. 2025-07-19
   price $149,900
9. 2025-06-27
   price $159,900
10. 2025-06-04
    listed $199,900 Active
11. 2024-09-30
    historical
12. 2024-06-21
    listed $200,000 Active
13. 2024-06-14
    historical

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥80°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,354
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$4,215
• Taxable income: $6,068
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $6,557/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: 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

Livability — Grand Lake

• Score: 63/100
• State rank: #184
• US rank: #15199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Grand County · 5,874 people
• City population: 1,857
• Metro: nan
• Population (ZIP): 1,857
• Household income: $96,000
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 109.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 12%
• Common ancestry: Portuguese 5% Serbian 4% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -218.96%
• Current HPI: 337.8691
• Rent YoY: —
• Metro: nan
• 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

-27.6% since first listed

13 events — show timeline

• 2026-05-12 Pending — REColorado as Distributed by MLS Grid
• 2026-05-05 Price Changed $144,900 REColorado as Distributed by MLS Grid
• 2026-04-10 Listed $149,900 REColorado as Distributed by MLS Grid
• 2026-02-13 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-02-09 Listed $149,900 REColorado as Distributed by MLS Grid
• 2025-09-30 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-08-13 Price Changed $139,900 REColorado as Distributed by MLS Grid
• 2025-07-19 Price Changed $149,900 REColorado as Distributed by MLS Grid
• 2025-06-27 Price Changed $159,900 REColorado as Distributed by MLS Grid
• 2025-06-04 Listed $199,900 REColorado as Distributed by MLS Grid
• 2024-09-30 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-06-21 Listed $200,000 REColorado as Distributed by MLS Grid
• 2024-06-14 Coming Soon — REColorado as Distributed by MLS Grid