21980 Us-285 · Fairplay, CO 80440

$130,000

2 bd · 1.0 ba · 1,186 sqft · Manufactured public records · 38 Days on market

Built 2022 435 sqft lot Est $135k · at est.

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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 +9.2/15.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover mountain-town living in this charming 3-bedroom, 2-bath home in the heart of Fairplay. The open floor plan connects the kitchen, dining, and living areas under vaulted ceilings—perfect for entertaining or relaxing after a day outdoors. The spacious primary suite offers a walk-in closet and a luxurious five-piece bath. Enjoy the convenience of a dedicated laundry room and the privacy of a fully fenced backyard. Ideally located within walking distance to Prather’s Market, local breweries, and the Summit Stage bus stop, with Breckenridge and Buena Vista just a scenic drive away. A perfect basecamp for adventure and everyday living!

Key facts

• Charming front porch
• Open-concept kitchen
• On-site park

Tags

• OPEN-CONCEPT KITCHEN
• FULLY FENCED YARD
• CHARMING FRONT PORCH
• STUNNING MOUNTAIN VIEWS
• ON-SITE PARK

Property features AI

Finance

• Other: Tax year 2025
• Financial info: Monthly land lease of $1,295 (expires May 31, 2035)
• HOA & community: Land lease in place with Fairplay Mobile Home Park

Exterior

• Parking: 2 off-street parking spaces (total 2)
• Utilities: Electricity connected; Propane; Public sewer
• Home design: Manufactured in park (Manufactured Home); Individual ownership
• Construction: Vinyl siding; Shingle roof; Aluminum skirting; Located in Fairplay Mobile Home Park (CMH Karsten make)
• Exterior features: Balcony; Covered front porch; Full fencing; Corner lot; Mountainous setting; Paved access on a privately maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms (1 full, 1 three-quarter; both on the main level)
• Heating & cooling: Forced air heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/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: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 3.0% in Fairplay — 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 73/100 on livability (#56 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: commute D+, crime F, amenities F.
• Park County School District No. Re-2 (rural): math 25% / reading 39% proficiency, ranked #89 of 176 in CO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edith Teter Elementary School (math 15% / reading 34%, grade F, #604 of 966 statewide, top 63%, 211 students, 39% FRL); South Park Middle School (math 24% / reading 44%, grade F, #106 of 270 statewide, top 42%, 98 students, 36% FRL); South Park High School (math 10% / reading 70%, grade F, #167 of 381 statewide, top 46%, 124 students, 27% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 349 active listings in the ZIP; high-income renter base; 144 units permitted in Park County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Park County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 7y 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.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.91% ✓
• Cap rate: 17.39%
• Cash-on-cash: 39.64%
• DSCR: 2.76
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $135,204
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21980 US Highway 285 #60	0.04mi	3/2.0 (+1)	1,178 (-1%)	12mo	$125,000	$106	78
21980 Us-285 #7	0.09mi	3/2.0 (+1)	1,178 (-1%)	11mo	$120,000	$102	76
21980 Us Highway 285 #23	0.06mi	3/2.0 (+1)	1,186 (0%)	20mo	$142,000	$120	72
21980 Us Highway 285 #33	0.05mi	3/2.0 (+1)	1,186 (0%)	21mo	$135,000	$114	71

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: 35.9%
• Equity multiple: 2.52×
• Total profit: $55,466
• Equity at exit: $19,383

10-year hold

• IRR: 42.6%
• Equity multiple: 5.03×
• Total profit: $146,709
• Equity at exit: $11,240

Cash invested: $36,400 (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 80440

• Home prices YoY: -28.1%
• Active inventory: 349
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $1,202

Break-even live

Break-even rent $959

Max offer price $130,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,276	-5% $1,239	+0% $1,202	+5% $1,017	+10% $972
Rent	-10% $1,006	-5% $1,104	+0% $1,202	+5% $1,300	+10% $1,398
Rate	-1.0pp $1,268	-0.5pp $1,235	base $1,202	+0.5pp $1,169	+1.0pp $1,134

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $130,000 Active 38 DOM
2. 2026-06-18
   days on market $130,000 Active 37 DOM
3. 2026-06-17
   days on market $130,000 Active 36 DOM
4. 2026-06-16
   days on market $130,000 Active 35 DOM
5. 2026-06-15
   days on market $130,000 Active 34 DOM
6. 2026-06-14
   days on market $130,000 Active 32 DOM
7. 2026-06-12
   days on market $130,000 Active 31 DOM
8. 2026-06-09
   days on market $130,000 Active 28 DOM
9. 2026-06-08
   days on market $130,000 Active 27 DOM
10. 2026-06-07
    days on market $130,000 Active 26 DOM
11. 2026-06-05
    days on market $130,000 Active 23 DOM
12. 2026-06-02
    days on market $130,000 Active 21 DOM
13. 2026-06-01
    days on market $130,000 Active 20 DOM
14. 2026-05-31
    days on market $130,000 Active 19 DOM
15. 2026-05-30
    days on market $130,000 Active 18 DOM
16. 2026-05-12
    listed $130,000 Active
17. 2026-05-09
    status Pending 657-char remark

    Show marketing remark (657 chars)

    Discover mountain-town living in this charming 3-bedroom, 2-bath home in the heart of Fairplay. The open floor plan connects the kitchen, dining, and living areas under vaulted ceilings—perfect for entertaining or relaxing after a day outdoors. The spacious primary suite offers a walk-in closet and a luxurious five-piece bath. Enjoy the convenience of a dedicated laundry room and the privacy of a fully fenced backyard. Ideally located within walking distance to Prather’s Market, local breweries, and the Summit Stage bus stop, with Breckenridge and Buena Vista just a scenic drive away. A perfect basecamp for adventure and everyday living!

18. 2026-03-31
    historical
19. 2025-12-29
    price $100,000 657-char remark

    Show marketing remark (657 chars)

    Discover mountain-town living in this charming 3-bedroom, 2-bath home in the heart of Fairplay. The open floor plan connects the kitchen, dining, and living areas under vaulted ceilings—perfect for entertaining or relaxing after a day outdoors. The spacious primary suite offers a walk-in closet and a luxurious five-piece bath. Enjoy the convenience of a dedicated laundry room and the privacy of a fully fenced backyard. Ideally located within walking distance to Prather’s Market, local breweries, and the Summit Stage bus stop, with Breckenridge and Buena Vista just a scenic drive away. A perfect basecamp for adventure and everyday living!

20. 2025-11-24
    price $80,000
21. 2025-11-17
    price $90,000
22. 2025-08-30
    price $95,000
23. 2025-08-18
    price $150,000 657-char remark

    Show marketing remark (657 chars)

    Discover mountain-town living in this charming 3-bedroom, 2-bath home in the heart of Fairplay. The open floor plan connects the kitchen, dining, and living areas under vaulted ceilings—perfect for entertaining or relaxing after a day outdoors. The spacious primary suite offers a walk-in closet and a luxurious five-piece bath. Enjoy the convenience of a dedicated laundry room and the privacy of a fully fenced backyard. Ideally located within walking distance to Prather’s Market, local breweries, and the Summit Stage bus stop, with Breckenridge and Buena Vista just a scenic drive away. A perfect basecamp for adventure and everyday living!

24. 2025-08-14
    listed $105,000 Active
25. 2025-08-13
    historical
26. 2025-07-28
    price $160,000 657-char remark

    Show marketing remark (657 chars)

    Discover mountain-town living in this charming 3-bedroom, 2-bath home in the heart of Fairplay. The open floor plan connects the kitchen, dining, and living areas under vaulted ceilings—perfect for entertaining or relaxing after a day outdoors. The spacious primary suite offers a walk-in closet and a luxurious five-piece bath. Enjoy the convenience of a dedicated laundry room and the privacy of a fully fenced backyard. Ideally located within walking distance to Prather’s Market, local breweries, and the Summit Stage bus stop, with Breckenridge and Buena Vista just a scenic drive away. A perfect basecamp for adventure and everyday living!

27. 2025-07-11
    soldstatus $120,000 Closed
28. 2025-07-06
    listed $170,000 Active 657-char remark

    Show marketing remark (657 chars)

    Discover mountain-town living in this charming 3-bedroom, 2-bath home in the heart of Fairplay. The open floor plan connects the kitchen, dining, and living areas under vaulted ceilings—perfect for entertaining or relaxing after a day outdoors. The spacious primary suite offers a walk-in closet and a luxurious five-piece bath. Enjoy the convenience of a dedicated laundry room and the privacy of a fully fenced backyard. Ideally located within walking distance to Prather’s Market, local breweries, and the Summit Stage bus stop, with Breckenridge and Buena Vista just a scenic drive away. A perfect basecamp for adventure and everyday living!

29. 2025-06-23
    status Pending Accepting Backup Offers
30. 2025-06-19
    soldstatus $125,000 Closed
31. 2025-06-07
    price $125,000
32. 2025-05-14
    listed $130,000 Active
33. 2025-05-01
    status Pending Accepting Backup Offers
34. 2025-04-06
    status Active
35. 2025-03-27
    status Pending
36. 2025-02-28
    price $125,000
37. 2025-01-13
    price $137,500
38. 2024-12-24
    listed $147,500 Active
39. 2024-10-15
    soldstatus $142,000 Closed
40. 2024-09-12
    soldstatus $135,000 Closed
41. 2024-08-30
    status Pending
42. 2024-08-24
    status Pending
43. 2024-07-24
    price $135,000
44. 2024-07-18
    listed $145,000 Active
45. 2024-07-18
    historical $145,000
46. 2024-06-21
    price $140,000
47. 2024-06-07
    soldstatus $130,000 Closed
48. 2024-05-31
    listed $150,000 Active
49. 2024-05-01
    status Pending
50. 2024-04-25
    listed $130,000 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: $261 · $22/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$454/yr (+$38/mo · 173.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,773
• − Mortgage interest: −$7,282
• − Property taxes: −$261
• − Insurance: −$650
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$3,782
• Taxable income: $13,034
• Est. tax owed @ 24.0%: −$3,128
• After-tax cash flow: $11,300/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: Park County School District No. Re-2
• NCES district ID: 0803840
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $51,367
• Composite: 30.72/100
• National rank: #11416
• State rank: #89 of 176 in CO

Livability — Fairplay

• Score: 73/100
• State rank: #56
• US rank: #5693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Park County · 3,502 people
• City population: 3,502
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 3,502
• Household income: $116,143
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 40.0

Population outlook (Park County) Hauer SSP2

• Today (2025): 17,411 people
• By 2030: 17,584 · +1.0%
• By 2040: 17,261 · -0.9%
• By 2050: 16,115 · -7.4%
• By 2075: 14,174 · -18.6%
• By 2100: 11,928 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 14% Romanian 6% Italian 6%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Park

• 2024 margin: R (+16.5) · D 40.2% · R 56.7% · Other 3.1%
• 2008→2024 swing: -9.6pp toward R · 2008: -6.9pp · 2024: -16.5pp
• All cycles: 2024: R+16.5 2020: R+17.0 2016: R+26.4 2012: R+15.1 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.95%
• Current HPI: 311.6556
• Rent YoY: —
• Metro: Denver-Aurora-Lakewood, 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

+100.0% since first listed

59 events — show timeline

• 2026-05-12 Listed $130,000 REColorado as Distributed by MLS Grid
• 2026-05-09 Pending — REColorado as Distributed by MLS Grid
• 2026-03-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-12-29 Price Changed $100,000 REColorado as Distributed by MLS Grid
• 2025-11-24 Price Changed $80,000 REColorado as Distributed by MLS Grid
• 2025-11-17 Price Changed $90,000 REColorado as Distributed by MLS Grid
• 2025-08-30 Price Changed $95,000 REColorado as Distributed by MLS Grid
• 2025-08-18 Price Changed $150,000 REColorado as Distributed by MLS Grid
• 2025-08-14 Listed $105,000 REColorado as Distributed by MLS Grid
• 2025-08-13 Coming Soon — REColorado as Distributed by MLS Grid
• 2025-07-28 Price Changed $160,000 REColorado as Distributed by MLS Grid
• 2025-07-11 Sold (MLS) $120,000 REColorado as Distributed by MLS Grid
• 2025-07-06 Listed $170,000 REColorado as Distributed by MLS Grid
• 2025-06-23 Pending — REColorado as Distributed by MLS Grid
• 2025-06-19 Sold (MLS) $125,000 REColorado as Distributed by MLS Grid
• 2025-06-07 Price Changed $125,000 REColorado as Distributed by MLS Grid
• 2025-05-14 Listed $130,000 REColorado as Distributed by MLS Grid
• 2025-05-01 Pending — REColorado as Distributed by MLS Grid
• 2025-04-06 Relisted — REColorado as Distributed by MLS Grid
• 2025-03-27 Pending — REColorado as Distributed by MLS Grid
• 2025-02-28 Price Changed $125,000 REColorado as Distributed by MLS Grid
• 2025-01-13 Price Changed $137,500 REColorado as Distributed by MLS Grid
• 2024-12-24 Listed $147,500 REColorado as Distributed by MLS Grid
• 2024-10-15 Sold (MLS) $142,000 REColorado as Distributed by MLS Grid
• 2024-09-12 Sold (MLS) $135,000 REColorado as Distributed by MLS Grid
• 2024-08-30 Pending — REColorado as Distributed by MLS Grid
• 2024-08-24 Pending — REColorado as Distributed by MLS Grid
• 2024-07-24 Price Changed $135,000 REColorado as Distributed by MLS Grid
• 2024-07-18 Listed $145,000 REColorado as Distributed by MLS Grid
• 2024-07-18 Coming Soon $145,000 REColorado as Distributed by MLS Grid
• 2024-06-21 Price Changed $140,000 REColorado as Distributed by MLS Grid
• 2024-06-07 Sold (MLS) $130,000 REColorado as Distributed by MLS Grid
• 2024-05-31 Listed $150,000 REColorado as Distributed by MLS Grid
• 2024-05-01 Pending — REColorado as Distributed by MLS Grid
• 2024-04-25 Listed $130,000 REColorado as Distributed by MLS Grid
• 2024-04-24 Coming Soon $130,000 REColorado as Distributed by MLS Grid
• 2021-08-10 Sold (MLS) $93,056 REColorado as Distributed by MLS Grid
• 2021-02-24 Listed $94,900 REColorado as Distributed by MLS Grid
• 2020-12-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2020-12-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2020-11-18 Price Changed $85,000 REColorado as Distributed by MLS Grid
• 2020-11-18 Price Changed $99,000 REColorado as Distributed by MLS Grid
• 2020-10-02 Sold (MLS) $89,000 REColorado as Distributed by MLS Grid
• 2020-09-24 Listed $93,000 REColorado as Distributed by MLS Grid
• 2020-09-21 Pending — REColorado as Distributed by MLS Grid
• 2020-09-21 Sold (MLS) $64,869 IRES
• 2020-09-21 Sold (MLS) $64,869 REColorado as Distributed by MLS Grid
• 2020-07-15 Listing Removed — REColorado as Distributed by MLS Grid
• 2020-06-24 Pending — REColorado as Distributed by MLS Grid
• 2020-06-09 Listed $78,000 REColorado as Distributed by MLS Grid
• 2020-04-21 Listing Removed — REColorado as Distributed by MLS Grid
• 2020-04-21 Listing Removed — REColorado as Distributed by MLS Grid
• 2020-04-06 Listed $89,000 REColorado as Distributed by MLS Grid
• 2020-04-06 Listed $89,000 REColorado as Distributed by MLS Grid
• 2020-03-31 Listed $78,000 REColorado as Distributed by MLS Grid
• 2020-03-31 Listed $78,000 REColorado as Distributed by MLS Grid
• 2020-03-30 Listed $65,000 IRES
• 2020-03-30 Listed $65,000 REColorado as Distributed by MLS Grid
• 2019-04-19 Listed $65,000 VMLS

Property tax history

+30.5%/yr

Latest (2025): $261 · +207.1% YoY. Source: county tax records.