676 Highway 50 · Delta, CO 81416

$39,900

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 33 Days on market

Built 1974 871 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 676 Highway 50 #7 in Four Seasons, mobile home community in Delta. This well-kept home offers a comfortable and inviting layout with bright living spaces, large windows, and charming wood-paneled accents throughout. The kitchen features abundant cabinetry, generous counter space, a breakfast bar, gas cooktop, and convenient access to the covered porch. Inside, you’ll also find spacious rooms, built-in storage, ceiling fans, in-home laundry, and a full bathroom with vanity storage. Recent updates include new paint, new carpet, and new light fixtures, giving the home a fresh, move-in-ready feel. Outside, enjoy mature shade trees, a fenced outdoor area, covered entry, ramp acc

Key facts

• Covered porch
• Fenced outdoor area
• In-home laundry

Tags

• ABUNDANT CABINETRY
• BREAKFAST BAR
• COVERED PORCH
• BUILT-IN STORAGE
• IN-HOME LAUNDRY
• FENCED OUTDOOR AREA

Property features AI

Finance

• HOA & community: Land lease in effect (monthly land lease of $1,000; lease expires December 31, 2026); Located in a senior community

Exterior

• Utilities: Public sewer; Public water
• Home design: Manufactured home located in-park (mobile home); Individual ownership
• Construction: Vinyl siding construction; Composition roof; Built as a manufactured/mobile home; Approximate living area 896
• Exterior features: Composition roof; Vinyl siding; Located in Four Seasons park; Public water

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating
• Interior features: Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 42.7% vs local median 2.8% in Delta — 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 57/100 on livability (#313 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A, housing A-; Watch: amenities F, commute F, employment D-.
• Delta County Joint District No. 50 (town): math 29% / reading 43% proficiency, ranked #38 of 86 in CO (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary School (math 31% / reading 38%, grade F, #430 of 966 statewide, top 47%, 444 students, 61% FRL); Delta Middle School (math 22% / reading 34%, grade F, #145 of 270 statewide, top 55%, 508 students, 53% FRL); Delta High School (math 27% / reading 47%, grade F, #196 of 381 statewide, top 53%, 628 students, 46% FRL).
• Market conditions: 161 active listings in the ZIP; 113 units permitted in Delta County in 2024 (50 in 5+ unit buildings).
• This rent runs 44% of the median local income ($50k/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 $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Delta County population projected at -29% 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 4.62% ✓
• Cap rate: 42.70%
• Cash-on-cash: 130.04%
• DSCR: 6.79
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $262,548
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Fox Ct	0.48mi	3/2.0	1,456 (+4%)	22mo	$272,200	$187	53
1721 Pioneer Cir	0.72mi	3/2.0	1,512 (+8%)	2mo	$315,000	$208	52
446 B St	0.72mi	3/2.0	1,440 (+3%)	18mo	$190,000	$132	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.32×
• Total profit: $70,654
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 15.40×
• Total profit: $160,856
• Equity at exit: $3,450

Cash invested: $11,172 (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 81416

• Home prices YoY: -34.0%
• Active inventory: 161
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,211

Break-even live

Break-even rent $313

Max offer price $39,900

Occupancy floor 29%

Sensitivity live

Price	-10% $1,233	-5% $1,222	+0% $1,211	+5% $1,199	+10% $1,188
Rent	-10% $1,065	-5% $1,138	+0% $1,211	+5% $1,284	+10% $1,356
Rate	-1.0pp $1,231	-0.5pp $1,221	base $1,211	+0.5pp $1,200	+1.0pp $1,190

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $39,900 Active 33 DOM
2. 2026-06-21
   pricedays on market $39,900 Active 32 DOM
3. 2026-06-19
   days on market $45,000 Active 30 DOM
4. 2026-06-18
   days on market $45,000 Active 29 DOM
5. 2026-06-17
   days on market $45,000 Active 28 DOM
6. 2026-06-16
   days on market $45,000 Active 27 DOM
7. 2026-06-16
   price $45,000 Active 26 DOM
8. 2026-06-15
   days on market $49,900 Active 26 DOM
9. 2026-06-14
   days on market $49,900 Active 24 DOM
10. 2026-06-12
    days on market $49,900 Active 23 DOM
11. 2026-06-09
    days on market $49,900 Active 20 DOM
12. 2026-06-08
    days on market $49,900 Active 19 DOM
13. 2026-06-07
    days on market $49,900 Active 18 DOM
14. 2026-06-05
    pricedays on market $49,900 Active 15 DOM
15. 2026-06-03
    days on market $54,900 Active 14 DOM
16. 2026-06-02
    days on market $54,900 Active 13 DOM
17. 2026-06-01
    days on market $54,900 Active 12 DOM
18. 2026-05-31
    days on market $54,900 Active 11 DOM
19. 2026-05-30
    days on market $54,900 Active 10 DOM
20. 2026-05-20
    listed $54,900 Active
21. 2016-07-29
    historical
22. 2014-07-29
    listed $38,000

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $252 · $21/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,140
• − Mortgage interest: −$2,235
• − Property taxes: −$252
• − Insurance: −$200
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$1,161
• Taxable income: $14,750
• Est. tax owed @ 24.0%: −$3,540
• After-tax cash flow: $10,988/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: Delta County Joint District No. 50
• NCES district ID: 0803330
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $41,741
• Composite: 30.33/100
• National rank: #6268
• State rank: #38 of 86 in CO

Livability — Delta

• Score: 57/100
• State rank: #313
• US rank: #22051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delta, CO
• County: Delta County · 14,256 people
• City population: 14,256
• Metro: Montrose, CO
• Population (ZIP): 14,256
• Household income: $50,243
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 289.0

Population outlook (Delta County) Hauer SSP2

• Today (2025): 27,529 people
• By 2030: 25,951 · -5.7%
• By 2040: 22,510 · -18.2%
• By 2050: 19,460 · -29.3%
• By 2075: 14,030 · -49.0%
• By 2100: 9,093 · -67.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 85% English-only · Spanish 14% Other Asian/Pacific 1%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+35.5) · D 31.0% · R 66.5% · Other 2.6%
• 2008→2024 swing: -3.2pp toward R · 2008: -32.3pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+37.1 2016: R+45.2 2012: R+39.7 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.96%
• Current HPI: 278.8786
• Rent YoY: —
• Metro: Montrose, 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

+44.5% since first listed

3 events — show timeline

• 2026-05-20 Listed $54,900 REColorado as Distributed by MLS Grid
• 2016-07-29 Listing Removed — cren
• 2014-07-29 Listed $38,000 cren

Property tax history

+9.6%/yr

Latest (2025): $252 · +280.9% YoY. Source: county tax records.