98 Countryside Dr · Pueblo West, CO 81007

$179,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 72 Days on market

Built 1997 6,534 sqft lot Est $204k · 12% under $20/mo HOA · 1% of rent

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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 +22.3/30.0
• ARV discount +12.9/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready! 3 bedrooms, 2 full baths with a large open kitchen and dining area. Nice size master bedroom with a master bath and walk in closet. Large living room and a big laundry room. Covered front patio and chain link fenced yard with a nice size shed. Plenty of parking. Home Warranty included with sale, this allows you to move in and not have to worry about something not working. Schedule your showing today, it won't last long!

Key facts

• Covered patio
• 6,534 sq ft lot
• Built 1997

Tags

• COVERED PATIO
• LAKE PUEBLO STATE PARK

Property features AI

Finance

• HOA & community: Homeowners association with clubhouse and recreation facilities; Association fee $20 per month

Exterior

• Parking: No garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential mobile home
• Construction: Frame construction; Composition roof
• Exterior features: Covered patio/porch; Wood fencing; Irregular-shaped lot

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas forced-air heating; Evaporative cooling; Ceiling fans for additional cooling
• Interior features: Ceiling fans; Vaulted ceilings; Master bedroom on main floor; Storm windows
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.6% in Pueblo West — 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 (#189 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: health & safety C-, schools D+, crime F.
• Pueblo County School District 70 (suburban): math 24% / reading 43% proficiency, ranked #40 of 86 in CO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 648 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 269 units permitted in Pueblo County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Pueblo County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $180k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $204,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 E Countryside Dr	0.07mi	3/2.0	1,216 (0%)	3mo	$162,000	$133	94
172 E Countryside Dr	0.14mi	3/2.0	1,216 (0%)	8mo	$170,000	$140	86
249 E Dawnview Dr	0.29mi	3/2.0	1,216 (0%)	4mo	$269,900	$222	83
971 S Silt Dr	0.23mi	3/2.0	1,169 (-4%)	1mo	$205,000	$175	82
120 E Kipling Dr	0.19mi	3/2.0	1,344 (+10%)	2mo	$259,900	$193	72
312 E George Dr	0.44mi	3/2.0	1,179 (-3%)	6mo	$159,000	$135	69
992 S Saki Dr	0.16mi	3/2.0	1,072 (-12%)	5mo	$180,000	$168	68
208 E Dawnview Dr	0.25mi	3/2.0	1,344 (+10%)	7mo	$198,000	$147	65
213 E Homer Dr	0.27mi	3/2.0	1,372 (+13%)	3mo	$195,000	$142	64
353 E Byrd Dr	0.48mi	3/2.0	1,064 (-12%)	2mo	$180,000	$169	55
68 E Dante Pl	0.37mi	2/2.0 (-1)	1,066 (-12%)	8mo	$175,000	$164	50
745 S Walton Dr	0.47mi	2/2.0 (-1)	1,072 (-12%)	8mo	$180,000	$168	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-15,703
• Equity at exit: $26,824

10-year hold

• IRR: -3.5%
• Equity multiple: 0.80×
• Total profit: $-10,153
• Equity at exit: $15,554

Cash invested: $50,372 (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 81007

• Home prices YoY: -22.9%
• Rents YoY: -0.1%
• Active inventory: 648
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$943
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$75
• HOA: −$20
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $295

Break-even live

Break-even rent $1,439

Max offer price $179,900

Occupancy floor 79%

Sensitivity live

Price	-10% $397	-5% $346	+0% $295	+5% $244	+10% $193
Rent	-10% $152	-5% $224	+0% $295	+5% $367	+10% $438
Rate	-1.0pp $386	-0.5pp $341	base $295	+0.5pp $249	+1.0pp $201

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 E Byrd Dr Pueblo, CO	3.0	2.0	1140	$1,515	$1.33	14d	1	0.23mi
771 S Sterling Dr Pueblo, CO	3.0	2.0	1129	$1,620	$1.43	14d	1	0.61mi
343 E Bond Ct Pueblo, CO	4.0	3.0	1149	$2,300	$2.00	22d	1	0.70mi
655 S Inca Dr Pueblo, CO	3.0	2.0	1008	$2,000	$1.98	14d	1	0.74mi
662 S Burro Dr Pueblo, CO	3.0	2.5	1248	$2,100	$1.68	14d	1	0.81mi
228 W Palomar Plz Pueblo, CO	2.0	2.0	1358	$1,850	$1.36	14d	1	0.92mi
512 S Aguilar Dr Pueblo West, CO	1.0–2.0	1.5	825	$1,185	$1.44	14d	2	1.02mi
230 W Elbow Dr Unit 228 Pueblo, CO	3.0	2.5	1427	$2,025	$1.42	14d	1	1.03mi
82 W Baldwyn Dr #88 Pueblo, CO	3.0	2.0	1100	$1,700	$1.55	14d	1	1.12mi
82 W Baldwyn Dr Unit 86 Pueblo West, CO	3.0	2.0	1100	$1,700	$1.55	22d	1	1.12mi
241 W Laurue Ln Pueblo West, CO	3.0	2.0	1484	$2,200	$1.48	14d	1	1.15mi
251 W Acorn Dr Unit 251 Pueblo West, CO	3.0	2.0	1500	$2,050	$1.37	14d	1	1.16mi
896 S Harmony Dr Pueblo West, CO	2.0	2.0	771	$1,600	$2.08	14d	1	1.18mi
898 S Harmony Dr Pueblo West, CO	2.0	2.0	771	$1,600	$2.08	14d	1	1.18mi
531 S Angus Ave Apt 11 Pueblo West, CO	2.0	1.0	768	$1,359	$1.77	14d	1	1.25mi
318 W Coral Dr Pueblo West, CO	2.0	2.0	1060	$1,575	$1.49	22d	1	1.26mi
531 S Angus Ave Unit 13 Pueblo West, CO	2.0	1.0	768	$1,250	$1.63	14d	1	1.27mi
531 S Angus Ave Apt 2 Pueblo West, CO	2.0	1.0	768	$1,299	$1.69	14d	1	1.27mi
970 S Coral Pl Pueblo West, CO	3.0	2.0	1484	$2,195	$1.48	14d	1	1.28mi
208 W Palmer Lake Dr Pueblo, CO	2.0	1.0	900	$1,050	$1.17	22d	1	1.49mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 31 events

1. 2026-06-21
   days on market $179,900 Active 72 DOM
2. 2026-06-19
   days on market $179,900 Active 70 DOM
3. 2026-06-18
   days on market $179,900 Active 69 DOM
4. 2026-06-17
   days on market $179,900 Active 68 DOM
5. 2026-06-16
   days on market $179,900 Active 67 DOM
6. 2026-06-15
   days on market $179,900 Active 66 DOM
7. 2026-06-14
   days on market $179,900 Active 64 DOM
8. 2026-06-13
   days on market $179,900 Active 63 DOM
9. 2026-06-10
   days on market $179,900 Active 61 DOM
10. 2026-06-09
    days on market $179,900 Active 60 DOM
11. 2026-06-09
    price $179,900 Active 59 DOM
12. 2026-06-08
    days on market $182,900 Active 59 DOM
13. 2026-06-07
    days on market $182,900 Active 58 DOM
14. 2026-06-05
    days on market $182,900 Active 55 DOM
15. 2026-06-03
    days on market $182,900 Active 54 DOM
16. 2026-06-02
    days on market $182,900 Active 53 DOM
17. 2026-06-01
    days on market $182,900 Active 52 DOM
18. 2026-05-31
    days on market $182,900 Active 51 DOM
19. 2026-05-30
    days on market $182,900 Active 50 DOM
20. 2026-04-23
    price $182,900
21. 2026-04-11
    listed $189,900 Active
22. 2015-06-02
    soldstatus $44,500 439-char remark

    Show marketing remark (439 chars)

    Move in ready! 3 bedrooms, 2 full baths with a large open kitchen and dining area. Nice size master bedroom with a master bath and walk in closet. Large living room and a big laundry room. Covered front patio and chain link fenced yard with a nice size shed. Plenty of parking. Home Warranty included with sale, this allows you to move in and not have to worry about something not working. Schedule your showing today, it won't last long!

23. 2015-03-31
    listed $49,900 439-char remark

    Show marketing remark (439 chars)

    Move in ready! 3 bedrooms, 2 full baths with a large open kitchen and dining area. Nice size master bedroom with a master bath and walk in closet. Large living room and a big laundry room. Covered front patio and chain link fenced yard with a nice size shed. Plenty of parking. Home Warranty included with sale, this allows you to move in and not have to worry about something not working. Schedule your showing today, it won't last long!

24. 2011-10-14
    soldstatus $23,500 117-char remark

    Show marketing remark (117 chars)

    HUD OWNED * SOLD AS IS * 3 BEDROOM/2 BATH HOME * COVERED FRONT PORCH * GREAT FIRST TIME HOME OR INVESTMENT PROPERTY *

25. 2011-03-16
    listed $24,000 117-char remark

    Show marketing remark (117 chars)

    HUD OWNED * SOLD AS IS * 3 BEDROOM/2 BATH HOME * COVERED FRONT PORCH * GREAT FIRST TIME HOME OR INVESTMENT PROPERTY *

26. 2008-06-05
    listed $65,500
27. 2005-12-06
    soldstatus $59,900
28. 2005-12-02
    soldstatus $59,900
29. 2005-09-13
    listed $59,900
30. 1997-02-17
    soldstatus $8,300
31. 1996-02-21
    soldstatus $21,900

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

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $1,184 · $99/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,754
• − Mortgage interest: −$10,077
• − Property taxes: −$1,184
• − Insurance: −$900
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − HOA: −$240
• − Depreciation: −$5,233
• Taxable income: $640
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $3,388/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: Pueblo County School District 70
• NCES district ID: 0806150
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $59,438
• Composite: 29.93/100
• National rank: #6381
• State rank: #40 of 86 in CO

Livability — Pueblo West

• Score: 63/100
• State rank: #189
• US rank: #15760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pueblo West, CO
• County: Pueblo County · 151,887 people
• Metro: Pueblo, CO
• Population (ZIP): 35,690
• Household income: $96,713
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 353.0

Population outlook (Pueblo County) Hauer SSP2

• Today (2025): 173,240 people
• By 2030: 177,716 · +2.6%
• By 2040: 185,125 · +6.9%
• By 2050: 190,642 · +10.0%
• By 2075: 201,611 · +16.4%
• By 2100: 196,443 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 29% Two or more races 11% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Pueblo

• 2024 margin: Lean R (+5.1) · D 46.2% · R 51.3% · Other 2.5%
• 2008→2024 swing: -20.1pp toward R · 2008: 15.0pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+1.7 2016: D+0.3 2012: D+13.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.80%
• Current HPI: 279.191
• Rent YoY: ▼ -0.10%
• Metro: Pueblo, 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

+735.2% since first listed

12 events — show timeline

• 2026-04-23 Price Changed $182,900 PARMLS
• 2026-04-11 Listed $189,900 PARMLS
• 2015-06-02 Sold (MLS) $44,500 PARMLS
• 2015-03-31 Listed $49,900 PARMLS
• 2011-10-14 Sold (MLS) $23,500 PARMLS
• 2011-03-16 Listed $24,000 PARMLS
• 2008-06-05 Listed $65,500 PARMLS
• 2005-12-06 Sold (Public Records) $59,900 Public Records
• 2005-12-02 Sold (MLS) $59,900 PARMLS
• 2005-09-13 Listed $59,900 PARMLS
• 1997-02-17 Sold (Public Records) $8,300 Public Records
• 1996-02-21 Sold (Public Records) $21,900 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,184 · +61.7% YoY. Source: county tax records.