213 Flores St · San Acacio, CO 81151

$125,000

2 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 79 Days on market

Built 1999 2.40 ac lot ↓ 37% since listing

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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 +17.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

PRICED TO SELL! Don't let those shining pictures fool you, this beauty needs some tender love and care. This decent sized manufactured home has been in the past and can be a nice residence for anyone willing to roll up the sleeves and put some sweat into it. You can see the location provides some elbow room and great 360 degree views. The home is priced according to an as-is purchase. If you're ready to jump into adventure with some profit potential, let's set up a showing! "Low ball" offers will not be considered.

Key facts

• 360 degree views
• 2.4 acre lot
• 3 garage spots

Tags

• 360 DEGREE VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $108k (13.5% below list).
• Recommended offer: $108k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#357 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, cost of living A; Watch: health & safety C-, schools F, amenities F.
• Centennial School District No. R-1 (rural): math 6% / reading 20% proficiency, ranked #168 of 176 in CO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.4% local appreciation)).
• Costilla County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $108,104 (13.5% 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 14% 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: 0.86% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.70×
• Total profit: $24,601
• Equity at exit: $59,351

10-year hold

• IRR: 13.8%
• Equity multiple: 3.13×
• Total profit: $74,620
• Equity at exit: $93,993

Cash invested: $35,000 (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 81151

• Home prices YoY: 1.7%
• Active inventory: 38
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $104

Break-even live

Break-even rent $949

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-16
   status Pending 530-char remark

   Show marketing remark (530 chars)

   PRICED TO SELL! Don't let those shining pictures fool you, this beauty needs some tender love and care. This decent sized manufactured home has been in the past and can be a nice residence for anyone willing to roll up the sleeves and put some sweat into it. You can see the location provides some elbow room and great 360 degree views. The home is priced according to an as-is purchase. If you're ready to jump into adventure with some profit potential, let's set up a showing! "Low ball" offers will not be considered.

2. 2026-04-16
   status Pending 530-char remark

   Show marketing remark (530 chars)

   PRICED TO SELL! Don't let those shining pictures fool you, this beauty needs some tender love and care. This decent sized manufactured home has been in the past and can be a nice residence for anyone willing to roll up the sleeves and put some sweat into it. You can see the location provides some elbow room and great 360 degree views. The home is priced according to an as-is purchase. If you're ready to jump into adventure with some profit potential, let's set up a showing! "Low ball" offers will not be considered.

3. 2026-01-27
   listed $125,000 Active 530-char remark

   Show marketing remark (530 chars)

   PRICED TO SELL! Don't let those shining pictures fool you, this beauty needs some tender love and care. This decent sized manufactured home has been in the past and can be a nice residence for anyone willing to roll up the sleeves and put some sweat into it. You can see the location provides some elbow room and great 360 degree views. The home is priced according to an as-is purchase. If you're ready to jump into adventure with some profit potential, let's set up a showing! "Low ball" offers will not be considered.

4. 2026-01-27
   listed $125,000 Active 530-char remark

   Show marketing remark (530 chars)

   PRICED TO SELL! Don't let those shining pictures fool you, this beauty needs some tender love and care. This decent sized manufactured home has been in the past and can be a nice residence for anyone willing to roll up the sleeves and put some sweat into it. You can see the location provides some elbow room and great 360 degree views. The home is priced according to an as-is purchase. If you're ready to jump into adventure with some profit potential, let's set up a showing! "Low ball" offers will not be considered.

5. 2015-05-27
   historical
6. 2011-01-07
   historical
7. 2010-07-27
   listed $159,000
8. 2010-07-27
   listed $159,000
9. 2010-03-30
   historical
10. 2009-09-19
    listed $199,900

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$181/yr (+$15/mo · 35.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 9 d/yr ≥85°F today · 25 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: $12,972
• − Mortgage interest: −$7,002
• − Property taxes: −$506
• − Insurance: −$625
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$3,636
• Taxable loss: −$873
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $1,460/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: Centennial School District No. R-1
• NCES district ID: 0806360
• Math proficiency: 6% ▬ 0.00%
• Reading proficiency: 20% ▲ 5.00%
• Median HH income: $25,969
• Composite: 13.32/100
• National rank: #14505
• State rank: #168 of 176 in CO

Livability — San Acacio

• Score: 54/100
• State rank: #357
• US rank: #23882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Acacio, CO
• Population (ZIP): 1,445

Population outlook (Costilla County) Hauer SSP2

• Today (2025): 3,560 people
• By 2030: 3,524 · -1.0%
• By 2040: 3,393 · -4.7%
• By 2050: 3,226 · -9.4%
• By 2075: 3,027 · -15.0%
• By 2100: 2,637 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 40% Two or more races 24% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 22% Vietnamese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Costilla

• 2024 margin: D (+14.7) · D 55.5% · R 40.9% · Other 3.6%
• 2008→2024 swing: -34.2pp toward R · 2008: 48.9pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+27.2 2016: D+29.0 2012: D+48.6 2008: D+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.44%
• Current HPI: 202.6368
• 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

-37.5% since first listed

10 events — show timeline

• 2026-04-16 Pending — IRES
• 2026-04-16 Pending — REColorado as Distributed by MLS Grid
• 2026-01-27 Listed $125,000 REColorado as Distributed by MLS Grid
• 2026-01-27 Listed $125,000 IRES
• 2015-05-27 Listing Removed — REColorado as Distributed by MLS Grid
• 2011-01-07 Listing Removed — cren
• 2010-07-27 Listed $159,000 cren
• 2010-07-27 Listed $159,000 REColorado as Distributed by MLS Grid
• 2010-03-30 Listing Removed — cren
• 2009-09-19 Listed $199,900 cren

Property tax history

+4.4%/yr

Latest (2025): $506 · +732.6% YoY. Source: county tax records.