5033 County Road 335 #128 · New Castle, CO 81647

$97,000

2 bd · 1.0 ba · 912 sqft · Manufactured public records · 79 Days on market

Built 1996 Est $168k · 42% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller agrees to provide Buyer with a $2,000 credit at closing as a buyer incentive. This credit shall be applied toward Buyer's closing costs, provided that the transaction closes on or before July 1, 2026. Situated on a corner lot in an established community that runs along the scenic Colorado River, this charming 2 bed 1 bath mobile home welcomes You with a bright, freshly painted living room full of natural light. The kitchen offers an abundance of cabinet space and built-in nooks, making cooking and organizing a joy. Outside you will find mature trees, a large wood deck to sit and enjoy your morning cup of coffee and a storage shed for all your extras. Thoughtfully priced and located j

Key facts

• Built-in nooks
• Bright living room
• Corner lot

Tags

• CORNER LOT
• ESTABLISHED COMMUNITY
• SCENIC COLORADO RIVER
• BRIGHT LIVING ROOM
• ABUNDANCE OF CABINET SPACE
• BUILT-IN NOOKS

Property features AI

Exterior

• Home design: HUD model
• Exterior features: Not new construction; Located in the Apple Tree subdivision

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Four total rooms; Good condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $97k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 0.9% in New Castle — 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 70/100 on livability (#87 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, cost of living F.
• Garfield School District No. Re-2 (town): math 16% / reading 36% proficiency, ranked #61 of 86 in CO (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 106 active listings in the ZIP; 171 units permitted in Garfield County in 2024 (64 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Garfield County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $91,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.22% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $167,808
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5033 County Rd 335 #227	0.00mi	3/2.0 (+1)	924 (+1%)	15mo	$170,000	$184	76
5033 Co Rd 335 #216	0.00mi	3/2.0 (+1)	924 (+1%)	20mo	$140,000	$152	72

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $6,280
• Equity at exit: $14,463

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $33,699
• Equity at exit: $8,387

Cash invested: $27,160 (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 81647

• Home prices YoY: -5.8%
• Active inventory: 106
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $346

Break-even live

Break-even rent $741

Max offer price $97,000

Occupancy floor 66%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $97,000 Active 79 DOM
2. 2026-06-18
   days on market $97,000 Active 78 DOM
3. 2026-06-17
   days on market $97,000 Active 77 DOM
4. 2026-06-16
   days on market $97,000 Active 76 DOM
5. 2026-06-15
   days on market $97,000 Active 75 DOM
6. 2026-06-14
   days on market $97,000 Active 73 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   pricedays on market $97,000 Active 72 DOM
9. 2026-06-09
   days on market $99,000 Active 69 DOM
10. 2026-06-08
    days on market $99,000 Active 68 DOM
11. 2026-06-07
    days on market $99,000 Active 67 DOM
12. 2026-06-03
    days on market $99,000 Active 63 DOM
13. 2026-06-02
    days on market $99,000 Active 62 DOM
14. 2026-06-01
    days on market $99,000 Active 61 DOM
15. 2026-05-31
    days on market $99,000 Active 60 DOM
16. 2026-05-30
    days on market $99,000 Active 59 DOM
17. 2026-05-21
    status Active
18. 2026-05-09
    status Pending
19. 2026-03-20
    listed $99,000 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: $435 · $36/mo
• Projected year-2 tax: $534 · $44/mo
• Expected delta: +$99/yr (+$8/mo · 22.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 12% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 20 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: $14,146
• − Mortgage interest: −$5,434
• − Property taxes: −$435
• − Insurance: −$485
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,822
• Taxable income: $2,707
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,501/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: Garfield School District No. Re-2
• NCES district ID: 0806240
• Math proficiency: 16% ▼ -7.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $60,207
• Composite: 23.78/100
• National rank: #7811
• State rank: #61 of 86 in CO

Livability — New Castle

• Score: 70/100
• State rank: #87
• US rank: #7758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,037
• Population (ZIP): 7,037

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 61,756 people
• By 2030: 63,255 · +2.4%
• By 2040: 64,952 · +5.2%
• By 2050: 64,937 · +5.2%
• By 2075: 62,413 · +1.1%
• By 2100: 55,730 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 33% Two or more races 21%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Serbian 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 75% English-only · Spanish 23% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Garfield

• 2024 margin: Toss-up / Even · D 49.8% · R 47.7% · Other 2.5%
• 2008→2024 swing: +2.1pp toward D · 2008: -0.0pp · 2024: 2.1pp
• All cycles: 2024: D+2.1 2020: D+2.3 2016: R+7.1 2012: R+4.9 2008: R+0.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.66%
• Current HPI: 565.0918
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-05-21 Relisted — AGMLS
• 2026-05-09 Pending — AGMLS
• 2026-03-20 Listed $99,000 AGMLS

Property tax history

+17.8%/yr

Latest (2025): $435 · +310.7% YoY. Source: county tax records.