551 Summit Trl #135 · Granby, CO 80446

$164,995

2 bd · 2.0 ba · 896 sqft · Manufactured · 163 Days on market

Built 2026

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Featuring a 2 bedroom, 2 bathroom home with a covered front porch. With 972sqft, this cozy home includes stainless steel, kitchen appliances with a side by side Whirlpool refrigerator, water and ice dispenser and gas range. The primary bedroom provides a private attached bathroom with double sinks and walk-in shower and the spare bathroom features a tub/shower combo. Black fixtures and can lighting throughout the home with ceiling fans in the primary and living room areas. The home comes equipped with a central AC unit, electric water heater and gas furnace. Contact our office for more information today. Must past credit and background check, site rent applies and we offer equal housing opp

Key facts

• Covered front porch
• Double sinks
• Walk-in shower

Tags

• COVERED FRONT PORCH
• WATER AND ICE DISPENSER
• GAS RANGE
• PRIVATE ATTACHED BATHROOM
• DOUBLE SINKS
• WALK-IN SHOWER

Property features AI

Finance

• Other: - Address: 551 Summit Trl #135, Granby, CO 80446; - Status: Active
• Financial info: - List price $164,995

Exterior

• Home design: - Condominium / Townhome (unit 135); - Spec home (new construction plan: 551 Summit Trail 135)
• Construction: - Living area approximately 896 square feet; - Built/Listed in 2026

Interior

• Bedrooms: - 2 bedrooms
• Bathrooms: - 2 bathrooms (full)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 1.4% in Granby — 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 (#85 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: commute D+, amenities F, health & safety F.
• East Grand School District No. 2 (rural): math 36% / reading 58% proficiency, ranked #17 of 86 in CO (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 429 active listings in the ZIP; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Grand County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,195 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.30% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $654
• Equity at exit: $24,601

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $36,142
• Equity at exit: $14,266

Cash invested: $46,199 (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 80446

• Home prices YoY: -23.1%
• Active inventory: 429
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,144 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $428

Break-even live

Break-even rent $1,602

Max offer price $164,995

Occupancy floor 75%

Sensitivity live

Price	-10% $542	-5% $485	+0% $428	+5% $371	+10% $314
Rent	-10% $259	-5% $344	+0% $428	+5% $513	+10% $598
Rate	-1.0pp $511	-0.5pp $470	base $428	+0.5pp $386	+1.0pp $342

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: $41,249
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $164,995 Active 163 DOM
2. 2026-06-18
   days on market $164,995 Active 160 DOM
3. 2026-06-17
   days on market $164,995 Active 159 DOM
4. 2026-06-16
   days on market $164,995 Active 158 DOM
5. 2026-06-15
   days on market $164,995 Active 157 DOM
6. 2026-06-14
   days on market $164,995 Active 155 DOM
7. 2026-06-10
   days on market $164,995 Active 152 DOM
8. 2026-06-09
   days on market $164,995 Active 151 DOM
9. 2026-06-08
   days on market $164,995 Active 150 DOM
10. 2026-06-07
    days on market $164,995 Active 149 DOM
11. 2026-06-05
    days on market $164,995 Active 146 DOM
12. 2026-06-03
    days on market $164,995 Active 145 DOM
13. 2026-06-02
    days on market $164,995 Active 144 DOM
14. 2026-06-01
    days on market $164,995 Active 143 DOM
15. 2026-05-31
    days on market $164,995 Active 142 DOM
16. 2026-05-31
    days on market $164,995 Active 141 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥81°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,728
• − Mortgage interest: −$9,242
• − Property taxes: −$2,475
• − Insurance: −$2,327
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$4,800
• Taxable income: $2,767
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $4,476/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: East Grand School District No. 2
• NCES district ID: 0804320
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 58% ▲ 4.00%
• Median HH income: $64,903
• Composite: 41.64/100
• National rank: #3424
• State rank: #17 of 86 in CO

Livability — Granby

• Score: 70/100
• State rank: #85
• US rank: #7574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granby, CO
• County: Grand County · 5,874 people
• City population: 4,017
• Metro: nan
• Population (ZIP): 4,017
• Household income: $74,973
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 105.0

Population outlook (Grand County) Hauer SSP2

• Today (2025): 14,498 people
• By 2030: 14,215 · -2.0%
• By 2040: 13,225 · -8.8%
• By 2050: 12,186 · -15.9%
• By 2075: 10,196 · -29.7%
• By 2100: 8,326 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 19% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Slovak 8% Portuguese 6% Romanian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Grand

• 2024 margin: Toss-up / Even · D 48.0% · R 48.8% · Other 3.2%
• 2008→2024 swing: +0.3pp no change · 2008: -1.1pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: R+1.8 2016: R+13.5 2012: R+7.2 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.78%
• Current HPI: 347.8691
• Rent YoY: —
• Metro: nan
• 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