676 Highway 50 Spc 44 · Delta, CO 81416

$89,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 165 Days on market

Built 1992 Est $73k · 22% over

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Why this score? — see what drove the C+ 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
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely home in a 55 and older park! So clean and neat and what a great kitchen in this very well maintained home! Absolutely gorgeous view of the Gunnison River, private setting and just so nice! Storage shed, covered patio, storm windows, all appliances, including washer and dryer and more! Lot rent is approximately $265.00 per month which includes the water, sewer & trash.

Key facts

• Carport
• Covered patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• COVERED PATIO
• MATCHING STORAGE SHED
• CARPORT

Property features AI

Finance

• HOA & community: Located in Flying A Mobile Home Park (homeowners association)

Exterior

• Parking: Carport (1 space)
• Utilities: Natural gas heating; Evaporative cooling (requires water/utility for operation)
• Home design: Single-wide modular/prefab home; 1 story; Built in 2024
• Construction: Metal roof; Modular/Prefab construction; Crawl space foundation
• Exterior features: Shed; River front waterfront

Interior

• Kitchen: Refrigerator; Microwave; Oven; Range; Kitchen island; Breakfast bar; Eat-in kitchen; Kitchen/dining combo
• Bedrooms: Primary bedroom on main level
• Flooring: Partially carpeted
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Double-pane windows; Breakfast bar; Eat-in kitchen; Kitchen island; Kitchen/dining combo; Main level primary; Unfurnished
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.9% 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: schools F, amenities F, commute F.
• 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.
• Market conditions: 160 active listings in the ZIP; 113 units permitted in Delta County in 2024 (50 in 5+ unit buildings).
• This rent runs 36% 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $89k implies a 218% gain — meaningful room to come down on a strong offer.

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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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. 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. 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.
6. 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.
7. 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: 1.72% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.88%
• DSCR: 2.46
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $72,996
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
676 Highway 50 #2	0.00mi	2/2.0	980 (+6%)	9mo	$55,000	$56	78
676 Highway 50 Spc 43	0.00mi	3/2.0 (+1)	1,024 (+11%)	6mo	$110,000	$107	68
302 Hartig Dr	0.57mi	2/2.0	891 (-4%)	20mo	$70,000	$79	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: 28.0%
• Equity multiple: 2.17×
• Total profit: $29,033
• Equity at exit: $13,270

10-year hold

• IRR: 35.5%
• Equity multiple: 4.26×
• Total profit: $81,144
• Equity at exit: $7,695

Cash invested: $24,920 (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: 160
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $683

Break-even live

Break-even rent $662

Max offer price $89,000

Occupancy floor 50%

Sensitivity live

Price	-10% $733	-5% $708	+0% $683	+5% $658	+10% $632
Rent	-10% $562	-5% $623	+0% $683	+5% $743	+10% $803
Rate	-1.0pp $728	-0.5pp $705	base $683	+0.5pp $660	+1.0pp $636

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   days on market $89,000 Active 165 DOM
2. 2026-06-08
   days on market $89,000 Active 164 DOM
3. 2026-06-07
   days on market $89,000 Active 163 DOM
4. 2026-06-05
   days on market $89,000 Active 160 DOM
5. 2026-06-03
   days on market $89,000 Active 159 DOM
6. 2026-06-02
   days on market $89,000 Active 158 DOM
7. 2026-06-01
   days on market $89,000 Active 157 DOM
8. 2026-05-31
   days on market $89,000 Active 156 DOM
9. 2026-05-30
   days on market $89,000 Active 155 DOM
10. 2026-04-23
    price $89,000
11. 2026-04-03
    price $91,000
12. 2026-03-07
    status Active
13. 2026-02-24
    status Active
14. 2025-12-09
    listed $94,000 Active
15. 2015-08-21
    soldstatus $28,000 387-char remark

    Show marketing remark (387 chars)

    Lovely home in a 55 and older park! So clean and neat and what a great kitchen in this very well maintained home! Absolutely gorgeous view of the Gunnison River, private setting and just so nice! Storage shed, covered patio, storm windows, all appliances, including washer and dryer and more! Lot rent is approximately $265.00 per month which includes the water, sewer & trash.

16. 2015-06-08
    listed $34,500 387-char remark

    Show marketing remark (387 chars)

    Lovely home in a 55 and older park! So clean and neat and what a great kitchen in this very well maintained home! Absolutely gorgeous view of the Gunnison River, private setting and just so nice! Storage shed, covered patio, storm windows, all appliances, including washer and dryer and more! Lot rent is approximately $265.00 per month which includes the water, sewer & trash.

17. 1999-06-10
    soldstatus $20,000

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$258/yr (+$22/mo · 111.6%)

ⓘ 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: $18,317
• − Mortgage interest: −$4,985
• − Property taxes: −$231
• − Insurance: −$445
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$2,589
• Taxable income: $7,136
• Est. tax owed @ 24.0%: −$1,713
• After-tax cash flow: $6,481/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

+345.0% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $89,000 cren
• 2026-04-03 Price Changed $91,000 cren
• 2026-03-07 Relisted — cren
• 2026-02-24 Relisted — cren
• 2025-12-09 Listed $94,000 cren
• 2015-08-21 Sold (MLS) $28,000 cren
• 2015-06-08 Listed $34,500 cren
• 1999-06-10 Sold (Public Records) $20,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $231 · +249.5% YoY. Source: county tax records.