972 S Dante Dr · Pueblo West, CO 81007

$174,900

3 bd · 2.0 ba · 938 sqft · Manufactured public records · 129 Days on market

Built 1981 7,405 sqft lot Est $158k · 11% over $20/mo HOA · 1% of rent

---

Why this score? — see what drove the D 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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great buy 3bedroom 2 bath with land great view of the mountains Bonus inclosed front porch, carport shed fenced yard , personal loan, or cash

Key facts

• Gorgeous sunroom
• Efficient wood stove
• Clean lot

Tags

• GORGEOUS SUNROOM
• EFFICIENT WOOD STOVE
• LARGE STOUT STEEL CARPORT
• CLEAN LOT
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Monthly association fee of $20; Community clubhouse; Recreation facilities

Exterior

• Parking: Attached carport (no garage)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-story
• Construction: Wood siding; Composition roof; Above-grade finished living area
• Exterior features: Covered deck; Wood fencing; Shed; Has a view

Interior

• Kitchen: Disposal; Range; Oven; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling; Ceiling fans
• Interior features: Ceiling fans; Walk-in closets; Master bedroom on main level; Double-pane windows with wood frames; Wood-burning stove fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (4.6% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.6% in Pueblo West — 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 63/100 on livability (#189 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: health & safety C-, schools D+, crime F.
• Pueblo County School District 70 (suburban): math 24% / reading 43% proficiency, ranked #40 of 86 in CO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 633 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 269 units permitted in Pueblo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Pueblo County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $50k; list at $175k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $157,584
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 S Tolstoi Dr	0.46mi	3/2.0	938 (0%)	6mo	$149,900	$160	74
992 S Saki Dr	0.09mi	3/2.0	1,072 (+14%)	5mo	$180,000	$168	68
270 E Stewart Dr	0.53mi	2/2.0 (-1)	960 (+2%)	2mo	$235,000	$245	65
376 E Stanley Dr	0.72mi	2/2.0 (-1)	928 (-1%)	1mo	$215,000	$232	58
364 E Stanley Dr	0.71mi	3/2.0	960 (+2%)	6mo	$67,000	$70	58
353 E Byrd Dr	0.65mi	3/2.0	1,064 (+13%)	2mo	$180,000	$169	45
119 E Homer Dr	0.31mi	3/2.0	1,078 (+15%)	20mo	$152,500	$141	44
68 E Dante Pl	0.45mi	2/2.0 (-1)	1,066 (+14%)	8mo	$175,000	$164	44
739 S Walton Dr	0.59mi	3/2.0	1,024 (+9%)	20mo	$190,000	$186	40
256 E Byrd Dr	0.52mi	2/2.0 (-1)	798 (-15%)	8mo	$185,000	$232	39
745 S Walton Dr	0.58mi	2/2.0 (-1)	1,072 (+14%)	8mo	$180,000	$168	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-20,228
• Equity at exit: $26,078

10-year hold

• IRR: -7.3%
• Equity multiple: 0.59×
• Total profit: $-19,865
• Equity at exit: $15,122

Cash invested: $48,972 (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 81007

• Home prices YoY: -22.9%
• Rents YoY: -0.1%
• Active inventory: 633
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$917
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$73
• HOA: −$20
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $205

Break-even live

Break-even rent $1,410

Max offer price $174,900

Occupancy floor 83%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 S Inca Dr Pueblo, CO	3.0	2.0	1008	$2,000	$1.98	13d	1	0.89mi
896 S Harmony Dr Pueblo West, CO	2.0	2.0	771	$1,600	$2.08	13d	1	1.12mi
898 S Harmony Dr Pueblo West, CO	2.0	2.0	771	$1,600	$2.08	13d	1	1.12mi
512 S Aguilar Dr Pueblo West, CO	1.0–2.0	1.5	825	$1,185	$1.44	13d	2	1.13mi
318 W Coral Dr Pueblo West, CO	2.0	2.0	1060	$1,575	$1.49	21d	1	1.15mi
82 W Baldwyn Dr #88 Pueblo, CO	3.0	2.0	1100	$1,700	$1.55	13d	1	1.20mi
82 W Baldwyn Dr Unit 86 Pueblo West, CO	3.0	2.0	1100	$1,700	$1.55	21d	1	1.20mi
531 S Angus Ave Apt 11 Pueblo West, CO	2.0	1.0	768	$1,359	$1.77	13d	1	1.29mi
531 S Angus Ave Unit 13 Pueblo West, CO	2.0	1.0	768	$1,250	$1.63	13d	1	1.31mi
531 S Angus Ave Apt 2 Pueblo West, CO	2.0	1.0	768	$1,299	$1.69	13d	1	1.31mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 24 events

1. 2026-06-19
   days on market $174,900 Active 129 DOM
2. 2026-06-18
   days on market $174,900 Active 128 DOM
3. 2026-06-17
   days on market $174,900 Active 127 DOM
4. 2026-06-16
   days on market $174,900 Active 126 DOM
5. 2026-06-15
   days on market $174,900 Active 125 DOM
6. 2026-06-14
   days on market $174,900 Active 123 DOM
7. 2026-06-13
   days on market $174,900 Active 122 DOM
8. 2026-06-10
   days on market $174,900 Active 120 DOM
9. 2026-06-09
   days on market $174,900 Active 119 DOM
10. 2026-06-08
    days on market $174,900 Active 118 DOM
11. 2026-06-07
    days on market $174,900 Active 117 DOM
12. 2026-06-05
    days on market $174,900 Active 114 DOM
13. 2026-06-03
    days on market $174,900 Active 113 DOM
14. 2026-06-02
    days on market $174,900 Active 112 DOM
15. 2026-06-01
    days on market $174,900 Active 111 DOM
16. 2026-05-31
    days on market $174,900 Active 110 DOM
17. 2026-05-30
    days on market $174,900 Active 109 DOM
18. 2026-02-10
    listed $174,900 Active
19. 2016-10-26
    soldstatus $50,000
20. 2016-10-25
    soldstatus $50,000 142-char remark

    Show marketing remark (142 chars)

    Great buy 3bedroom 2 bath with land great view of the mountains Bonus inclosed front porch, carport shed fenced yard , personal loan, or cash

21. 2016-04-25
    listed $54,900 142-char remark

    Show marketing remark (142 chars)

    Great buy 3bedroom 2 bath with land great view of the mountains Bonus inclosed front porch, carport shed fenced yard , personal loan, or cash

22. 1998-08-12
    soldstatus $51,000
23. 1995-10-11
    soldstatus $45,000
24. 1985-10-03
    soldstatus $6,500

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,032
• − Mortgage interest: −$9,797
• − Property taxes: −$1,248
• − Insurance: −$874
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$240
• − Depreciation: −$5,088
• Taxable loss: −$421
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,558/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: Pueblo County School District 70
• NCES district ID: 0806150
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $59,438
• Composite: 29.93/100
• National rank: #6381
• State rank: #40 of 86 in CO

Livability — Pueblo West

• Score: 63/100
• State rank: #189
• US rank: #15760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pueblo West, CO
• County: Pueblo County · 151,887 people
• Metro: Pueblo, CO
• Population (ZIP): 35,690
• Household income: $96,713
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 353.0

Population outlook (Pueblo County) Hauer SSP2

• Today (2025): 173,240 people
• By 2030: 177,716 · +2.6%
• By 2040: 185,125 · +6.9%
• By 2050: 190,642 · +10.0%
• By 2075: 201,611 · +16.4%
• By 2100: 196,443 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 29% Two or more races 11% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Pueblo

• 2024 margin: Lean R (+5.1) · D 46.2% · R 51.3% · Other 2.5%
• 2008→2024 swing: -20.1pp toward R · 2008: 15.0pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+1.7 2016: D+0.3 2012: D+13.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.80%
• Current HPI: 279.191
• Rent YoY: ▼ -0.10%
• Metro: Pueblo, 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

+2590.8% since first listed

7 events — show timeline

• 2026-02-10 Listed $174,900 PARMLS
• 2016-10-26 Sold (Public Records) $50,000 Public Records
• 2016-10-25 Sold (MLS) $50,000 PARMLS
• 2016-04-25 Listed $54,900 PARMLS
• 1998-08-12 Sold (Public Records) $51,000 Public Records
• 1995-10-11 Sold (Public Records) $45,000 Public Records
• 1985-10-03 Sold (Public Records) $6,500 Public Records

Property tax history

+13.8%/yr

Latest (2025): $1,248 · +61.4% YoY. Source: county tax records.