28260 Hwy 160 Lot#75 · Cortez, CO 81321

$129,500

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 19 Days on market

Built 2007

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious, well maintained and comfortable 3-bedroom, 2 full bath mobile home offering 1,568 sq/ft of living space with a welcoming layout and plenty of room to enjoy. Features include a large front living room, an eat-in kitchen plus a separate dining area, and a nicely sized utility room for added convenience. The primary suite offers a large bathroom complete with a relaxing soaking tub. Outside, you will find a covered front and back porch, mature shade trees, oversized 2 carports, and 2 storage sheds providing extra space for tools, hobbies, or storage needs. Please note: sale price does not include the land. Buyer must be approved by the mobile home park prior to purchase. Space rent i

Key facts

• Utility room
• Soaking tub
• Primary suite

Tags

• FRONT LIVING ROOM
• EAT-IN KITCHEN
• SEPARATE DINING AREA
• UTILITY ROOM
• PRIMARY SUITE
• SOAKING TUB

Property features AI

Exterior

• Parking: Carport with 2 spaces; RV access/parking
• Utilities: Public water; Electricity available; Natural gas available; Cellular phone reception
• Home design: Double-wide mobile home; Single-story; Residential single-family zoning; Above-grade finished living area
• Construction: Shed(s); Double wide body type
• Exterior features: Covered porch; Porch; Shed(s); RV/boat storage

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; Bedroom 2; Bedroom 3; Bedroom 4
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Ceiling fans; Eat-in kitchen; Combined living and dining area; Main-level primary bedroom; Vaulted ceilings; Window coverings / treatments; Double-pane windows
• Laundry & utility: Washer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.3% in Cortez — 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 67/100 on livability (#125 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, crime F, amenities F.
• Montezuma-Cortez School District No. Re-1 (town): math 16% / reading 33% proficiency, ranked #70 of 86 in CO (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 223 active listings in the ZIP; 24 units permitted in Montezuma County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/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 $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,557 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 1.41% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 5.9

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: 1.38×
• Total profit: $13,872
• Equity at exit: $19,309

10-year hold

• IRR: 18.9%
• Equity multiple: 2.57×
• Total profit: $57,039
• Equity at exit: $11,197

Cash invested: $36,260 (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 81321

• Active inventory: 223
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $547

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 65%

Sensitivity live

Price	-10% $636	-5% $592	+0% $547	+5% $502	+10% $457
Rent	-10% $403	-5% $475	+0% $547	+5% $619	+10% $691
Rate	-1.0pp $612	-0.5pp $580	base $547	+0.5pp $513	+1.0pp $479

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   days on market $129,500 Active 19 DOM
2. 2026-06-09
   days on market $129,500 Active 18 DOM
3. 2026-06-08
   days on market $129,500 Active 17 DOM
4. 2026-06-07
   days on market $129,500 Active 16 DOM
5. 2026-06-05
   days on market $129,500 Active 13 DOM
6. 2026-06-03
   days on market $129,500 Active 12 DOM
7. 2026-06-02
   days on market $129,500 Active 11 DOM
8. 2026-06-01
   days on market $129,500 Active 10 DOM
9. 2026-05-31
   days on market $129,500 Active 9 DOM
10. 2026-05-31
    days on market $129,500 Active 8 DOM
11. 2026-05-21
    listed $129,500 Active

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 18 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: $21,901
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$3,767
• Taxable income: $4,785
• Est. tax owed @ 24.0%: −$1,148
• After-tax cash flow: $5,414/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: Montezuma-Cortez School District No. Re-1
• NCES district ID: 0803090
• Math proficiency: 16% ▼ -2.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $42,394
• Composite: 20.85/100
• National rank: #8499
• State rank: #70 of 86 in CO

Livability — Cortez

• Score: 67/100
• State rank: #125
• US rank: #10641

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montezuma County · 18,723 people
• City population: 14,236
• Metro: nan
• Population (ZIP): 14,236
• Household income: $59,506
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 403.0

Population outlook (Montezuma County) Hauer SSP2

• Today (2025): 26,943 people
• By 2030: 27,208 · +1.0%
• By 2040: 27,372 · +1.6%
• By 2050: 27,180 · +0.9%
• By 2075: 26,493 · -1.7%
• By 2100: 23,364 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Two or more races 10% Native American 9% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Iranian 3% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 87% English-only · Spanish 6% Chinese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Montezuma

• 2024 margin: Strong R (+21.0) · D 38.3% · R 59.3% · Other 2.5%
• 2008→2024 swing: -1.6pp toward R · 2008: -19.4pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+22.4 2016: R+30.3 2012: R+23.6 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -274.25%
• Current HPI: 264.2281
• 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

1 event — show timeline

• 2026-05-21 Listed $129,500 cren

Property tax history

+0.4%/yr

Latest (2025): $196 · +220.2% YoY. Source: county tax records.