1900 Willits Ln · Basalt, CO 81621

$380,000

3 bd · 2.0 ba · 1,216 sqft · Other · 20 Days on market

Built 2002 Good condition

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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 +27.3/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0

Listing remarks

Rare affordable opportunity in the heart of the Roaring Fork Valley! This beautifully maintained 3-bedroom, 2-bath manufactured home offers 1,248 sq ft of comfortable living space in the highly sought-after Willits area, just minutes from Basalt, Willits Town Center, and only 20 minutes to Aspen. This inviting home features thoughtful upgrades throughout, including a renovated primary bathroom, granite kitchen countertops, updated appliances, and included washer and dryer. Enjoy seamless indoor-outdoor living with a covered deck/patio, perfect for relaxing or entertaining, along with an outdoor shed for added storage. Located just a 2-minute walk to the river, this property offers easy acce

Key facts

• Updated appliances
• Covered deck patio
• Outdoor shed

Tags

• RENOVATED PRIMARY BATHROOM
• GRANITE KITCHEN COUNTERTOPS
• UPDATED APPLIANCES
• COVERED DECK PATIO
• OUTDOOR SHED
• PRIVATE PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $380k).
• Recommended offer: $374k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 0.3% in Basalt — 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 66/100 on livability (#143 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B+, commute B; Watch: schools D+, amenities F, cost of living F.
• Roaring Fork School District No. Re-1 (town): math 28% / reading 39% proficiency, ranked #37 of 86 in CO (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; solid renter incomes; 387 units permitted in Eagle County in 2024 (256 in 5+ unit buildings).
• At $4,710/mo this rent would consume 54% of the median local household income ($105k/yr) (locally 21% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Eagle County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $106k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $374,300 (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. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.60×
• Total profit: $276,743
• Equity at exit: $342,334

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $760,281
• Equity at exit: $738,256

Cash invested: $106,400 (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 81621

• Home prices YoY: 2.4%
• Active inventory: 148
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,710 medium
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$989
• Net cashflow: $1,095

Break-even live

Break-even rent $3,324

Max offer price $380,000

Occupancy floor 72%

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $380,000 Active 20 DOM
2. 2026-06-18
   days on market $380,000 Active 19 DOM
3. 2026-06-17
   days on market $380,000 Active 18 DOM
4. 2026-06-16
   days on market $380,000 Active 17 DOM
5. 2026-06-15
   days on market $380,000 Active 16 DOM
6. 2026-06-14
   days on market $380,000 Active 14 DOM
7. 2026-06-12
   days on market $380,000 Active 13 DOM
8. 2026-06-09
   days on market $380,000 Active 10 DOM
9. 2026-06-08
   days on market $380,000 Active 9 DOM
10. 2026-06-07
    days on market $380,000 Active 8 DOM
11. 2026-06-02
    days on market $380,000 Active 3 DOM
12. 2026-06-01
    days on market $380,000 Active 2 DOM
13. 2026-05-31
    remarks 699-char remark
14. 2026-05-31
    listed $380,000 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,516
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$4,521
• − Management: −$4,521
• − Depreciation: −$11,055
• Taxable income: $7,533
• Est. tax owed @ 24.0%: −$1,808
• After-tax cash flow: $11,327/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This beautifully maintained 3-bedroom, 2-bath manufactured home in Basalt, CO, offers 1,248 sq ft of comfortable living space with recent upgrades and a prime location. It is ready for a new owner to move in and enjoy the Roaring Fork Valley lifestyle.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Upgrading the deck or patio area — Improves outdoor living space and adds value for both resale and rental.
• Both Adding smart home features — Enhances home's appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Upgrading the deck or patio area — Improves outdoor living space and adds value for both resale and rental. ↑
• Both Adding smart home features — Enhances home's appeal and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Roaring Fork School District No. Re-1
• NCES district ID: 0804260
• Math proficiency: 28% ▼ -3.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $67,893
• Composite: 30.78/100
• National rank: #6150
• State rank: #37 of 86 in CO

Livability — Basalt

• Score: 66/100
• State rank: #143
• US rank: #11867

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Eagle County · 42,178 people
• City population: 6,550
• Metro: Edwards, CO
• Population (ZIP): 6,550
• Household income: $104,754
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 21.0

Population outlook (Eagle County) Hauer SSP2

• Today (2025): 57,837 people
• By 2030: 59,258 · +2.5%
• By 2040: 60,698 · +4.9%
• By 2050: 60,206 · +4.1%
• By 2075: 54,326 · -6.1%
• By 2100: 47,000 · -18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 11%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 4%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 16% French/Haitian/Cajun 3% German/W. Germanic 2%

Political lean MEDSL · Eagle

• 2024 margin: Strong D (+24.4) · D 61.0% · R 36.5% · Other 2.5%
• 2008→2024 swing: +1.3pp toward D · 2008: 23.1pp · 2024: 24.4pp
• All cycles: 2024: D+24.4 2020: D+29.8 2016: D+19.9 2012: D+14.7 2008: D+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.87%
• Current HPI: 459.6307
• Rent YoY: —
• Metro: Edwards, 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

1 event — show timeline

• 2026-05-31 Listed $380,000 FSBO.com