600 Raintree Blvd · Williamsburg, CO 81212

$65,500

1 bd · 1.0 ba · 2,376 sqft · Land public records · 65 Days on market

Built 1997 $640/mo HOA · 51% of rent

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 2 bathroom home is on a DOUBLE lot, several mature shade trees and has AC! The property is completely fenced, and has several concrete pads for your outdoor furniture! Perfect for entertaining on the warm summer nights, with mountain views and open space on the back side of the home. This home has central air to keep you comfortable during those hot summer Canon City days and nights. The living room, kitchen and bathrooms have vinyl flooring and all three bedrooms are carpeted.

Key facts

• Open floor plan
• Manufactured home
• Convenient location

Tags

• MANUFACTURED HOME
• LAMPLIGHTER MOBILE HOME PARK
• OPEN FLOOR PLAN
• FULLY FENCED YARD
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Located in Lamplighter Mobile Home Park; Professionally managed association; Monthly lot fee $640 (includes water, sewer, trash); Land lease in effect (land lease expires December 31, 2026)

Exterior

• Parking: 2 off-street parking spaces (total 2 parking spaces)
• Utilities: Electricity connected; Natural gas connected; Public sewer
• Home design: Manufactured in park (manufactured home); Single-story (main level living)
• Construction: Cedar exterior; Composition roof
• Exterior features: Deck; Full yard fencing; Public water

Interior

• Kitchen: Breakfast bar; Includes dishwasher, microwave, range, refrigerator, disposal
• Bedrooms: 3 bedrooms (all on the main level); Primary suite with adjoining bath
• Bathrooms: 2 bathrooms total; 1 full bath; 1 three-quarter bath (all on the main level)
• Heating & cooling: Forced air heating (natural gas); Cooling: Other
• Interior features: Dishwasher; Disposal; Dryer; Microwave; Range; Refrigerator; Washer; Free-standing fireplace
• Laundry & utility: Main-level laundry (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $66k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $50k (24.0% below list).
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $50k (24.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 54/100 on livability (#356 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Fremont Re-2 (town): math 25% / reading 39% proficiency, ranked #48 of 86 in CO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fremont Elementary School (math 34% / reading 40%, grade F, #405 of 966 statewide, top 43%, 507 students, 60% FRL); Florence Jr./Sr. High School (math 17% / reading 38%, grade F, #255 of 381 statewide, top 67%, 585 students, 43% FRL).
• Market conditions: Rents rising (+2.2%/yr); 10 active listings in the ZIP; 139 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $453 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fremont County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,777 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.90% ✓
• Cap rate: 4.30%
• Cash-on-cash: -7.11%
• DSCR: 0.68
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -30.2%
• Equity multiple: 0.01×
• Total profit: $-18,117
• Equity at exit: $9,766

10-year hold

• IRR: -39.1%
• Equity multiple: -0.47×
• Total profit: $-27,029
• Equity at exit: $5,663

Cash invested: $18,340 (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 81212

• Rents YoY: 2.2%
• Active inventory: 10
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$343
• Tax est. 1.5%: −$82 /mo · $982/yr
• Insurance: −$27
• HOA: −$640
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-109

Break-even live

Break-even rent $1,383

Max offer price $49,777

Occupancy floor —

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: $16,375
• Closing costs: $1,965
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $640 · $7,680/yr

Listing history 45 events

1. 2026-06-03
   days on market $65,500 Active 65 DOM
2. 2026-06-02
   days on market $65,500 Active 64 DOM
3. 2026-06-01
   days on market $65,500 Active 63 DOM
4. 2026-05-31
   days on market $65,500 Active 62 DOM
5. 2026-05-30
   days on market $65,500 Active 61 DOM
6. 2026-05-17
   price $65,500
7. 2026-03-30
   listed $67,500 Active
8. 2025-09-29
   soldstatus $58,000 Closed 500-char remark

   Show marketing remark (500 chars)

   This 3 bedroom, 2 bathroom home is on a DOUBLE lot, several mature shade trees and has AC! The property is completely fenced, and has several concrete pads for your outdoor furniture! Perfect for entertaining on the warm summer nights, with mountain views and open space on the back side of the home. This home has central air to keep you comfortable during those hot summer Canon City days and nights. The living room, kitchen and bathrooms have vinyl flooring and all three bedrooms are carpeted.

9. 2025-09-04
   status Pending 500-char remark

   Show marketing remark (500 chars)

   This 3 bedroom, 2 bathroom home is on a DOUBLE lot, several mature shade trees and has AC! The property is completely fenced, and has several concrete pads for your outdoor furniture! Perfect for entertaining on the warm summer nights, with mountain views and open space on the back side of the home. This home has central air to keep you comfortable during those hot summer Canon City days and nights. The living room, kitchen and bathrooms have vinyl flooring and all three bedrooms are carpeted.

10. 2025-08-20
    price $65,000 500-char remark

    Show marketing remark (500 chars)

    This 3 bedroom, 2 bathroom home is on a DOUBLE lot, several mature shade trees and has AC! The property is completely fenced, and has several concrete pads for your outdoor furniture! Perfect for entertaining on the warm summer nights, with mountain views and open space on the back side of the home. This home has central air to keep you comfortable during those hot summer Canon City days and nights. The living room, kitchen and bathrooms have vinyl flooring and all three bedrooms are carpeted.

11. 2025-08-08
    soldstatus $55,000 Closed 491-char remark

    Show marketing remark (491 chars)

    Updated home in the professionally managed Lamplighter Mobile Park. Nestled below the Hogbacks, this 3 bedroom, 2 full bathroom home has so many updates - NEW hot water heater, fresh paint throughout, NEW carpet in bedrooms, NEW vinyl flooring, new bedroom doors, NEW refrigerator, NEW stove, new hardware and fixtures, new toilet. And home has been professionally deep cleaned! AND AC! It's located on a corner lot, with 2 parking spaces, and enclosed yard. It's ready for you to move in!

12. 2025-06-17
    status Pending 491-char remark

    Show marketing remark (491 chars)

    Updated home in the professionally managed Lamplighter Mobile Park. Nestled below the Hogbacks, this 3 bedroom, 2 full bathroom home has so many updates - NEW hot water heater, fresh paint throughout, NEW carpet in bedrooms, NEW vinyl flooring, new bedroom doors, NEW refrigerator, NEW stove, new hardware and fixtures, new toilet. And home has been professionally deep cleaned! AND AC! It's located on a corner lot, with 2 parking spaces, and enclosed yard. It's ready for you to move in!

13. 2025-05-15
    listed $70,000 Active 500-char remark

    Show marketing remark (500 chars)

    This 3 bedroom, 2 bathroom home is on a DOUBLE lot, several mature shade trees and has AC! The property is completely fenced, and has several concrete pads for your outdoor furniture! Perfect for entertaining on the warm summer nights, with mountain views and open space on the back side of the home. This home has central air to keep you comfortable during those hot summer Canon City days and nights. The living room, kitchen and bathrooms have vinyl flooring and all three bedrooms are carpeted.

14. 2025-05-05
    price $60,000 491-char remark

    Show marketing remark (491 chars)

    Updated home in the professionally managed Lamplighter Mobile Park. Nestled below the Hogbacks, this 3 bedroom, 2 full bathroom home has so many updates - NEW hot water heater, fresh paint throughout, NEW carpet in bedrooms, NEW vinyl flooring, new bedroom doors, NEW refrigerator, NEW stove, new hardware and fixtures, new toilet. And home has been professionally deep cleaned! AND AC! It's located on a corner lot, with 2 parking spaces, and enclosed yard. It's ready for you to move in!

15. 2025-03-21
    soldstatus $35,500 Closed
16. 2025-03-14
    price $65,000 491-char remark

    Show marketing remark (491 chars)

    Updated home in the professionally managed Lamplighter Mobile Park. Nestled below the Hogbacks, this 3 bedroom, 2 full bathroom home has so many updates - NEW hot water heater, fresh paint throughout, NEW carpet in bedrooms, NEW vinyl flooring, new bedroom doors, NEW refrigerator, NEW stove, new hardware and fixtures, new toilet. And home has been professionally deep cleaned! AND AC! It's located on a corner lot, with 2 parking spaces, and enclosed yard. It's ready for you to move in!

17. 2025-03-03
    status Pending
18. 2025-02-22
    price $38,000
19. 2025-02-12
    soldstatus $63,150 Closed
20. 2025-02-04
    listed $42,000 Active
21. 2025-01-25
    status Pending
22. 2025-01-01
    price $64,900
23. 2024-12-10
    listed $70,000 Active 491-char remark

    Show marketing remark (491 chars)

    Updated home in the professionally managed Lamplighter Mobile Park. Nestled below the Hogbacks, this 3 bedroom, 2 full bathroom home has so many updates - NEW hot water heater, fresh paint throughout, NEW carpet in bedrooms, NEW vinyl flooring, new bedroom doors, NEW refrigerator, NEW stove, new hardware and fixtures, new toilet. And home has been professionally deep cleaned! AND AC! It's located on a corner lot, with 2 parking spaces, and enclosed yard. It's ready for you to move in!

24. 2024-12-04
    price $66,000
25. 2024-11-26
    price $67,000
26. 2024-11-07
    price $69,000
27. 2024-10-21
    soldstatus $62,000 Closed
28. 2024-10-08
    listed $74,900 Active
29. 2024-09-12
    status Pending
30. 2024-09-10
    price $63,000
31. 2024-08-22
    price $70,000
32. 2024-07-29
    listed $75,000 Active
33. 2024-02-26
    historical
34. 2024-01-04
    listed $58,000 Active
35. 2020-08-10
    soldstatus $68,000
36. 2020-06-03
    listed $72,000
37. 2014-03-20
    soldstatus $4,650,000
38. 2014-03-19
    soldstatus $4,650,000
39. 2007-07-19
    soldstatus $20,000
40. 2007-04-20
    soldstatus $11,000
41. 2007-02-09
    listed $12,500
42. 2005-11-22
    soldstatus $3,600,100
43. 2005-07-20
    listed $25,000
44. 2004-05-12
    soldstatus $17,000
45. 2004-03-12
    listed $17,000

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 21 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: $14,947
• − Mortgage interest: −$3,669
• − Property taxes: −$982
• − Insurance: −$328
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − HOA: −$7,680
• − Depreciation: −$1,905
• Taxable loss: −$2,009
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $-822/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: Fremont Re-2
• NCES district ID: 0803960
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $42,196
• Composite: 27.06/100
• National rank: #7050
• State rank: #48 of 86 in CO

Livability — Williamsburg

• Score: 54/100
• State rank: #356
• US rank: #23823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsburg, CO
• County: Fremont County · 32,292 people
• Metro: Ca-¦on City, CO
• Population (ZIP): 32,292
• Household income: $64,235
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 780.0

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 46,291 people
• By 2030: 46,017 · -0.6%
• By 2040: 45,295 · -2.2%
• By 2050: 43,881 · -5.2%
• By 2075: 39,981 · -13.6%
• By 2100: 31,943 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+38.4) · D 29.6% · R 68.0% · Other 2.5%
• 2008→2024 swing: -9.2pp toward R · 2008: -29.2pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+39.7 2016: R+44.8 2012: R+31.8 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.34%
• Current HPI: 189.8942
• Rent YoY: ▲ 2.20%
• Metro: Ca-¦on City, 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

+285.3% since first listed

40 events — show timeline

• 2026-05-17 Price Changed $65,500 REColorado as Distributed by MLS Grid
• 2026-03-30 Listed $67,500 REColorado as Distributed by MLS Grid
• 2025-09-29 Sold (MLS) $58,000 REColorado as Distributed by MLS Grid
• 2025-09-04 Pending — REColorado as Distributed by MLS Grid
• 2025-08-20 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2025-08-08 Sold (MLS) $55,000 REColorado as Distributed by MLS Grid
• 2025-06-17 Pending — REColorado as Distributed by MLS Grid
• 2025-05-15 Listed $70,000 REColorado as Distributed by MLS Grid
• 2025-05-05 Price Changed $60,000 REColorado as Distributed by MLS Grid
• 2025-03-21 Sold (MLS) $35,500 REColorado as Distributed by MLS Grid
• 2025-03-14 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2025-03-03 Pending — REColorado as Distributed by MLS Grid
• 2025-02-22 Price Changed $38,000 REColorado as Distributed by MLS Grid
• 2025-02-12 Sold (MLS) $63,150 REColorado as Distributed by MLS Grid
• 2025-02-04 Listed $42,000 REColorado as Distributed by MLS Grid
• 2025-01-25 Pending — REColorado as Distributed by MLS Grid
• 2025-01-01 Price Changed $64,900 REColorado as Distributed by MLS Grid
• 2024-12-10 Listed $70,000 REColorado as Distributed by MLS Grid
• 2024-12-04 Price Changed $66,000 REColorado as Distributed by MLS Grid
• 2024-11-26 Price Changed $67,000 REColorado as Distributed by MLS Grid
• 2024-11-07 Price Changed $69,000 REColorado as Distributed by MLS Grid
• 2024-10-21 Sold (MLS) $62,000 REColorado as Distributed by MLS Grid
• 2024-10-08 Listed $74,900 REColorado as Distributed by MLS Grid
• 2024-09-12 Pending — REColorado as Distributed by MLS Grid
• 2024-09-10 Price Changed $63,000 REColorado as Distributed by MLS Grid
• 2024-08-22 Price Changed $70,000 REColorado as Distributed by MLS Grid
• 2024-07-29 Listed $75,000 REColorado as Distributed by MLS Grid
• 2024-02-26 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-01-04 Listed $58,000 REColorado as Distributed by MLS Grid
• 2020-08-10 Sold (MLS) $68,000 RGAR
• 2020-06-03 Listed $72,000 RGAR
• 2014-03-20 Sold (Public Records) $4,650,000 Public Records
• 2014-03-19 Sold (Public Records) $4,650,000 Public Records
• 2007-07-19 Sold (MLS) $20,000 RGAR
• 2007-04-20 Sold (MLS) $11,000 RGAR
• 2007-02-09 Listed $12,500 RGAR
• 2005-11-22 Sold (Public Records) $3,600,100 Public Records
• 2005-07-20 Listed $25,000 RGAR
• 2004-05-12 Sold (MLS) $17,000 RGAR
• 2004-03-12 Listed $17,000 RGAR

Property tax history

+57.8%/yr

Latest (2025): $24,725 · -7.0% YoY. Source: county tax records.