600 Raintree Blvd #85 · Williamsburg, CO 81212

$65,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 77 Days on market

Built 1997 Est $64k · at est. $640/mo HOA · 36% of rent ↓ 3% since listing

---

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 +6.8/15.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath manufactured home located in the desirable Lamplighter Mobile Home Park in Canon City, CO. Built in 1997, this move-in ready home features a new roof, spacious open floor plan with a seamless flow between the living room, dining area, and kitchen—ideal for comfortable everyday living and entertaining. The home offers ample natural light, functional living space, and a thoughtful layout. Enjoy a fully fenced yard, perfect for pets, outdoor relaxation, or gardening while taking advantage of Colorado’s sunny climate. Situated in a friendly, established community, Lamplighter Mobile Home Park provides a convenient Canon City location close to shoppi

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: Homeowners association with a monthly fee of $640

Exterior

• Parking: 2 parking spaces
• Utilities: Electricity connected; Natural gas connected; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Enclosed patio/porch; Landscaped grounds; Has a view

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating with forced air (natural gas); Wall and window cooling units
• Interior features: Wood window frames; Double-pane windows; Free-standing fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $62k (6.0% below list) — sets the bar for market timing.

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-, schools F, crime 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.
• 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).
• This rent runs 33% of the median local income ($64k/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 $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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,570 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 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?
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: 2.69% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.62%
• DSCR: 2.05
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $64,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Raintree Blvd	0.00mi	3/2.0	1,088 (-10%)	9mo	$58,000	$53	75

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.62×
• Total profit: $11,352
• Equity at exit: $9,766

10-year hold

• IRR: 23.5%
• Equity multiple: 2.93×
• Total profit: $35,363
• 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: 3.1×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$343
• Tax from tax record: −$18 /mo · $220/yr
• Insurance: −$27
• HOA: −$640
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $361

Break-even live

Break-even rent $1,303

Max offer price $65,500

Occupancy floor 74%

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 7 events

1. 2026-06-03
   days on market $65,500 Active 77 DOM
2. 2026-06-02
   days on market $65,500 Active 76 DOM
3. 2026-06-01
   days on market $65,500 Active 75 DOM
4. 2026-05-31
   days on market $65,500 Active 74 DOM
5. 2026-05-30
   days on market $65,500 Active 73 DOM
6. 2026-05-17
   price $65,500
7. 2026-03-18
   listed $67,500 Active

ⓘ 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: $220 · $18/mo
• Projected year-2 tax: $360 · $30/mo
• Expected delta: +$140/yr (+$12/mo · 63.5%)

ⓘ 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 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: $21,116
• − Mortgage interest: −$3,669
• − Property taxes: −$220
• − Insurance: −$328
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$7,680
• − Depreciation: −$1,905
• Taxable income: $3,935
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $3,387/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

-3.0% since first listed

2 events — show timeline

• 2026-05-17 Price Changed $65,500 RGAR
• 2026-03-18 Listed $67,500 RGAR

Property tax history

+4.3%/yr

Latest (2025): $220 · +148.8% YoY. Source: county tax records.