None · Granby, CO 80446

$140,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 400 Days on market

Built 2017

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Prime location midway between Grand Lake and Granby, close to Lake access. Easy year round access along County Road 640, 7 miles south of Grand Lake and 9 + miles north of the town of Granby (One of the first spaces on the left). No real estate is included. Space 13. $139,000. Brand New Home! 3 bedrooms, 2 baths. Home is being built off-site up to Grand County snow load standards. When this new home is delivered in May, it will be set on foundation blocks and the area below will be skirted. There will be a small back door into that lower area for outside storage. Space rent for this home only is $590 per month. This covers water, sewer, electricity and trash removal. You pay for natural gas, heat, TV and internet. You will need to get insurance for your home. Property taxes will be about $400. for the year.

Key facts

• Durable metal roof
• Large family room
• Skirted foundation

Tags

• LARGE FAMILY ROOM
• MODERN KITCHEN
• TWO BEAUTIFUL DECKS
• DURABLE METAL ROOF
• VINYL SIDING
• SKIRTED FOUNDATION

Property features AI

Finance

• HOA & community: Has association (self managed); Monthly association fee of $835 includes gas, sewer, trash and water; Association contact: Mike Phillips, 303.263.1940; Land lease in effect (monthly fee; expires December 31, 2025)

Exterior

• Parking: 2 parking spaces (off-street, unpaved)
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available and connected; Propane available; Cable available; Wired internet available
• Home design: Manufactured home located in a park; Individual ownership; Model: cn647
• Construction: Vinyl siding; Metal roof; Aluminum skirt; Located in Lakeshore Cabins and Marina mobile home park (Champion)
• Exterior features: Accessible approach with ramp; Covered porch; Deck; Lakefront lot; Dirt road access (private maintained road)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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.
• Zoned schools: Granby Elementary School (math 34% / reading 52%, grade F, #300 of 966 statewide, top 32%, 331 students, 38% FRL); East Grand Middle School (math 32% / reading 47%, grade F, #84 of 270 statewide, top 32%, 290 students, 22% FRL); Middle Park High School (math 42% / reading 67%, grade C-, #78 of 381 statewide, top 22%, 406 students, 20% FRL).
• Market conditions: 424 active listings in the ZIP; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).
• This rent runs 35% 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 $968 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 400 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 400 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. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.83%
• DSCR: 2.02
• GRM: 5.4

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: 15.8%
• Equity multiple: 1.63×
• Total profit: $24,836
• Equity at exit: $20,874

10-year hold

• IRR: 24.4%
• Equity multiple: 3.12×
• Total profit: $82,909
• Equity at exit: $12,105

Cash invested: $39,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,169 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $746

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 61%

Sensitivity live

Price	-10% $842	-5% $794	+0% $746	+5% $697	+10% $649
Rent	-10% $574	-5% $660	+0% $746	+5% $831	+10% $917
Rate	-1.0pp $816	-0.5pp $781	base $746	+0.5pp $709	+1.0pp $672

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-31
   days on market $140,000 Active 400 DOM
2. 2026-05-31
   days on market $140,000 Active 399 DOM
3. 2025-06-04
   price $140,000
4. 2025-04-26
   listed $150,000 Active
5. 2022-09-26
   soldstatus $139,000 Closed 827-char remark

   Show marketing remark (827 chars)

   Prime location midway between Grand Lake and Granby, close to Lake access. Easy year round access along County Road 640, 7 miles south of Grand Lake and 9 + miles north of the town of Granby (One of the first spaces on the left). No real estate is included. Space 13. $139,000. Brand New Home! 3 bedrooms, 2 baths. Home is being built off-site up to Grand County snow load standards. When this new home is delivered in May, it will be set on foundation blocks and the area below will be skirted. There will be a small back door into that lower area for outside storage. Space rent for this home only is $590 per month. This covers water, sewer, electricity and trash removal. You pay for natural gas, heat, TV and internet. You will need to get insurance for your home. Property taxes will be about $400. for the year.

6. 2022-09-19
   historical
7. 2022-09-04
   price $168,000
8. 2022-09-02
   status Pending Accepting Backup Offers 827-char remark

   Show marketing remark (827 chars)

   Prime location midway between Grand Lake and Granby, close to Lake access. Easy year round access along County Road 640, 7 miles south of Grand Lake and 9 + miles north of the town of Granby (One of the first spaces on the left). No real estate is included. Space 13. $139,000. Brand New Home! 3 bedrooms, 2 baths. Home is being built off-site up to Grand County snow load standards. When this new home is delivered in May, it will be set on foundation blocks and the area below will be skirted. There will be a small back door into that lower area for outside storage. Space rent for this home only is $590 per month. This covers water, sewer, electricity and trash removal. You pay for natural gas, heat, TV and internet. You will need to get insurance for your home. Property taxes will be about $400. for the year.

9. 2022-09-02
   listed $175,000 Active

   Show marketing remark (827 chars)

   Prime location midway between Grand Lake and Granby, close to Lake access. Easy year round access along County Road 640, 7 miles south of Grand Lake and 9 + miles north of the town of Granby (One of the first spaces on the left). No real estate is included. Space 13. $139,000. Brand New Home! 3 bedrooms, 2 baths. Home is being built off-site up to Grand County snow load standards. When this new home is delivered in May, it will be set on foundation blocks and the area below will be skirted. There will be a small back door into that lower area for outside storage. Space rent for this home only is $590 per month. This covers water, sewer, electricity and trash removal. You pay for natural gas, heat, TV and internet. You will need to get insurance for your home. Property taxes will be about $400. for the year.

10. 2022-04-15
    status Pending Accepting Backup Offers 827-char remark

    Show marketing remark (827 chars)

    Prime location midway between Grand Lake and Granby, close to Lake access. Easy year round access along County Road 640, 7 miles south of Grand Lake and 9 + miles north of the town of Granby (One of the first spaces on the left). No real estate is included. Space 13. $139,000. Brand New Home! 3 bedrooms, 2 baths. Home is being built off-site up to Grand County snow load standards. When this new home is delivered in May, it will be set on foundation blocks and the area below will be skirted. There will be a small back door into that lower area for outside storage. Space rent for this home only is $590 per month. This covers water, sewer, electricity and trash removal. You pay for natural gas, heat, TV and internet. You will need to get insurance for your home. Property taxes will be about $400. for the year.

11. 2022-04-10
    historical 827-char remark

    Show marketing remark (827 chars)

    Prime location midway between Grand Lake and Granby, close to Lake access. Easy year round access along County Road 640, 7 miles south of Grand Lake and 9 + miles north of the town of Granby (One of the first spaces on the left). No real estate is included. Space 13. $139,000. Brand New Home! 3 bedrooms, 2 baths. Home is being built off-site up to Grand County snow load standards. When this new home is delivered in May, it will be set on foundation blocks and the area below will be skirted. There will be a small back door into that lower area for outside storage. Space rent for this home only is $590 per month. This covers water, sewer, electricity and trash removal. You pay for natural gas, heat, TV and internet. You will need to get insurance for your home. Property taxes will be about $400. for the year.

12. 2022-04-10
    historical 827-char remark

    Show marketing remark (827 chars)

    Prime location midway between Grand Lake and Granby, close to Lake access. Easy year round access along County Road 640, 7 miles south of Grand Lake and 9 + miles north of the town of Granby (One of the first spaces on the left). No real estate is included. Space 13. $139,000. Brand New Home! 3 bedrooms, 2 baths. Home is being built off-site up to Grand County snow load standards. When this new home is delivered in May, it will be set on foundation blocks and the area below will be skirted. There will be a small back door into that lower area for outside storage. Space rent for this home only is $590 per month. This covers water, sewer, electricity and trash removal. You pay for natural gas, heat, TV and internet. You will need to get insurance for your home. Property taxes will be about $400. for the year.

13. 2022-03-07
    listed $139,000 Active 827-char remark

    Show marketing remark (827 chars)

    Prime location midway between Grand Lake and Granby, close to Lake access. Easy year round access along County Road 640, 7 miles south of Grand Lake and 9 + miles north of the town of Granby (One of the first spaces on the left). No real estate is included. Space 13. $139,000. Brand New Home! 3 bedrooms, 2 baths. Home is being built off-site up to Grand County snow load standards. When this new home is delivered in May, it will be set on foundation blocks and the area below will be skirted. There will be a small back door into that lower area for outside storage. Space rent for this home only is $590 per month. This covers water, sewer, electricity and trash removal. You pay for natural gas, heat, TV and internet. You will need to get insurance for your home. Property taxes will be about $400. for the year.

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥80°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 8 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,022
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$4,073
• Taxable income: $7,144
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $7,233/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

Price history

+0.7% since first listed

11 events — show timeline

• 2025-06-04 Price Changed $140,000 REColorado as Distributed by MLS Grid
• 2025-04-26 Listed $150,000 REColorado as Distributed by MLS Grid
• 2022-09-26 Sold (MLS) $139,000 REColorado as Distributed by MLS Grid
• 2022-09-19 Listing Removed — REColorado as Distributed by MLS Grid
• 2022-09-04 Price Changed $168,000 REColorado as Distributed by MLS Grid
• 2022-09-02 Pending — REColorado as Distributed by MLS Grid
• 2022-09-02 Listed $175,000 REColorado as Distributed by MLS Grid
• 2022-04-15 Pending — REColorado as Distributed by MLS Grid
• 2022-04-10 Listing Removed — REColorado as Distributed by MLS Grid
• 2022-04-10 Listing Removed — REColorado as Distributed by MLS Grid
• 2022-03-07 Listed $139,000 REColorado as Distributed by MLS Grid