3 bd · 2.0 ba ·
1,664 sqft ·
Built 2026
· Manufactured
· Active
· 137 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,667/mo
Mortgage (P&I)
−$1,306
Tax + insurance
−$540
HOA
−$0
Vac / Maint / Mgmt
−$560
Net cashflow
$261/mo
Annual
$3,135/yr
Cap rate
8.16%
Cash-on-cash
6.65%
DSCR
1.30
1% rule
1.07%
Cash to close
$69,719
Investor read
This is a 3-bed/2.0-bath manufactured listed at $249k.
At list price, monthly cash flow is $261 ($3k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($3k rent vs $249k).
It's been on market 137 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
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.
Watch-outs: flood insurance adds $125/mo.
Market conditions: 424 active listings in the ZIP; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).
Grand County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.
Cap rate 8.2% 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.
This rent runs 43% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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.
CashFlowRE · CFR-8NA1JEC2618XCF
· Data 2 weeks agocashflowre.app · 2026-05-29