551 Summit Trail 136 Plan · Granby, CO 80446

$238,995

2 bd · 2.0 ba · 1,508 sqft · Manufactured · 152 Days on market

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fit for luxury, this 2 primary bedroom design is a MUST SEE! This beautiful home is located on a premium site backed up to open spaces with surrounding rocky mountain views. Enjoy a covered front porch that leads you into the main livingroom of the home. There is an open layout with a center island and front dining area. The kitchen appliances are all stainless steel whirlpool, equipped with a water and ice dispenser. The rooms are designed to have two primary bedrooms with their own attached bathrooms. One room includes two closets and a tub/shower combo and the other has a large walkin closet with stand up shower. In the hallway there is a half bathroom for guests and the laundry room is

Key facts

• Covered front porch
• Two closets
• Open layout

Tags

• ROCKY MOUNTAIN VIEWS
• COVERED FRONT PORCH
• OPEN LAYOUT
• CENTER ISLAND
• ATTACHED BATHROOMS
• TWO CLOSETS

Property features AI

Finance

• Financial info: List price $244,995

Exterior

• Home design: Single plan unit
• Exterior features: Located at 551 Summit Trail 136, Granby, CO 80446

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan home — model 551 Summit Trail 136

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (0.2% below list).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Market conditions: 424 active listings in the ZIP; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $7k 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 152 days — a 12% lower offer ($210k) 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 $210,315 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.3

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-23,846
• Equity at exit: $35,635

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,502
• Equity at exit: $20,664

Cash invested: $66,919 (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 80446

• Home prices YoY: -23.1%
• Active inventory: 424
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,386 medium
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $233

Break-even live

Break-even rent $2,091

Max offer price $238,995

Occupancy floor 85%

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: $59,749
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $238,995 Active 152 DOM
2. 2026-06-17
   days on market $238,995 Active 151 DOM
3. 2026-06-16
   days on market $238,995 Active 150 DOM
4. 2026-06-15
   days on market $238,995 Active 149 DOM
5. 2026-06-14
   days on market $238,995 Active 147 DOM
6. 2026-06-10
   days on market $238,995 Active 144 DOM
7. 2026-06-09
   days on market $238,995 Active 143 DOM
8. 2026-06-08
   days on market $238,995 Active 142 DOM
9. 2026-06-07
   days on market $238,995 Active 141 DOM
10. 2026-06-05
    days on market $238,995 Active 138 DOM
11. 2026-06-03
    days on market $238,995 Active 137 DOM
12. 2026-06-02
    days on market $238,995 Active 136 DOM
13. 2026-06-01
    days on market $238,995 Active 135 DOM
14. 2026-05-31
    days on market $238,995 Active 134 DOM
15. 2026-05-31
    days on market $238,995 Active 133 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 💨 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: $28,629
• − Mortgage interest: −$13,387
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$6,953
• Taxable loss: −$1,072
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $3,054/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 — 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

• County: Grand County · 5,874 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: 105.0

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 (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%

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

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