72 W Great West Ave #63 · Pagosa Springs, CO 81147

$89,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 155 Days on market

Built 2019

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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
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath manufactured home offering flexibility and value. The split floor plan provides comfortable living with a spacious primary suite featuring a private bath, while two additional bedrooms and a full guest bath accommodate family or guests. The open living area flows seamlessly into the kitchen and dining space, creating a functional layout for everyday living. This home may remain on its current lot within Rock Ridge Mobile Home Park, subject to park approval and background check lot rent is 825 with utility’s water sewage and trash, or it can be relocated to a lot of your choice outside of the park—an excellent option for buyers seeking versatilit

Key facts

• Split floor plan
• Open living area
• Functional layout

Tags

• SPLIT FLOOR PLAN
• SPACIOUS PRIMARY SUITE
• OPEN LIVING AREA
• FUNCTIONAL LAYOUT
• MULTIPLE PLACEMENT OPTIONS

Property features AI

Exterior

• Exterior features: Residential single-family property; 30' lot width

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$403,712) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 1.5% in Pagosa 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 55/100 on livability (#345 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living B+; Watch: schools F, crime F, amenities F.
• Archuleta County School District No. 50 JT (town): math 20% / reading 36% proficiency, ranked #57 of 86 in CO (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 701 active listings in the ZIP; 141 units permitted in Archuleta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.87% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.75%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $403,712
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
480 Rainbow Drs	0.68mi	3/2.0	1,250 (+3%)	16mo	$415,000	$332	50

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: 29.1%
• Equity multiple: 2.21×
• Total profit: $30,240
• Equity at exit: $13,270

10-year hold

• IRR: 36.4%
• Equity multiple: 4.37×
• Total profit: $83,911
• Equity at exit: $7,695

Cash invested: $24,920 (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 81147

• Active inventory: 701
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $701

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 53%

Sensitivity live

Price	-10% $762	-5% $732	+0% $701	+5% $670	+10% $639
Rent	-10% $569	-5% $635	+0% $701	+5% $767	+10% $832
Rate	-1.0pp $746	-0.5pp $723	base $701	+0.5pp $678	+1.0pp $654

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $89,000 Active 155 DOM
2. 2026-06-18
   days on market $89,000 Active 154 DOM
3. 2026-06-17
   days on market $89,000 Active 153 DOM
4. 2026-06-16
   days on market $89,000 Active 152 DOM
5. 2026-06-15
   days on market $89,000 Active 151 DOM
6. 2026-06-14
   days on market $89,000 Active 149 DOM
7. 2026-06-12
   days on market $89,000 Active 148 DOM
8. 2026-06-09
   days on market $89,000 Active 145 DOM
9. 2026-06-08
   days on market $89,000 Active 144 DOM
10. 2026-06-07
    days on market $89,000 Active 143 DOM
11. 2026-06-04
    days on market $89,000 Active 139 DOM
12. 2026-06-02
    days on market $89,000 Active 138 DOM
13. 2026-06-01
    days on market $89,000 Active 137 DOM
14. 2026-05-31
    days on market $89,000 Active 136 DOM
15. 2026-05-31
    days on market $89,000 Active 135 DOM
16. 2026-01-15
    listed $89,000 Active

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 5 d/yr ≥86°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,988
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$2,589
• Taxable income: $7,436
• Est. tax owed @ 24.0%: −$1,785
• After-tax cash flow: $6,625/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: Archuleta County School District No. 50 JT
• NCES district ID: 0802190
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $50,324
• Composite: 24.51/100
• National rank: #7649
• State rank: #57 of 86 in CO

Livability — Pagosa Springs

• Score: 55/100
• State rank: #345
• US rank: #23085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,923

Population outlook (Archuleta County) Hauer SSP2

• Today (2025): 12,968 people
• By 2030: 13,125 · +1.2%
• By 2040: 13,047 · +0.6%
• By 2050: 12,778 · -1.5%
• By 2075: 12,346 · -4.8%
• By 2100: 11,175 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 16% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Slovak 5% Portuguese 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Archuleta

• 2024 margin: R (+14.1) · D 41.7% · R 55.8% · Other 2.5%
• 2008→2024 swing: -2.0pp toward R · 2008: -12.1pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+15.9 2016: R+23.9 2012: R+18.0 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.14%
• Current HPI: 251.3727
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-01-15 Listed $89,000 cren