733 Vine Ave · Las Animas, CO 81054

$64,000

3 bd · 2.0 ba · 384 sqft · Manufactured public records · 35 Days on market

Built 1977 7,000 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced for a QUICK SALE! Don't hesitate too long or you'll miss the opportunity to own this 3 bedroom, 2 bath mobile home. Although the mobile home is older, it has been well-maintained. Features include a landscaped yard, detached garage, covered front porch, central air conditioning, built-in kitchen hutch, and all appliances. .. even the washer and dryer. Why rent or commute when you can own this home cheaper? Can you afford not to buy this home? Property reference #JJ7M. SELLING BONUS. .. see MLS Remarks.

Key facts

• Built in hutch
• Double closets
• Bay window

Tags

• RECENTLY REFRESHED INTERIOR
• PASS THROUGH OPENING
• EATING SPACE
• BUILT IN HUTCH
• BAY WINDOW
• DOUBLE CLOSETS

Property features AI

Finance

• Other: Zoning: R
• HOA & community: No association amenities

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-story (above grade finished area reported); Entry facing information not provided
• Construction: Wood siding exterior; Composition roof; Crawl space foundation; Built year not provided
• Exterior features: Covered patio/porch; Outbuilding on site; Lot roughly 50 x 140

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Natural gas forced-air heating; Evaporative cooling; Window unit(s)
• Interior features: Master bedroom on the main level; Covered main-level laundry; No fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($897 rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.4% in Las Animas — 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 (#89 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: health & safety C-, schools D-, amenities F.
• Las Animas School District No. Re-1 (town): math 14% / reading 30% proficiency, ranked #76 of 86 in CO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; 6 units permitted in Bent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bent County population projected at -20% 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $14k; list at $64k implies a 341% gain — meaningful room to come down on a strong offer.

Recommended offer $62,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.40% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.82%
• DSCR: 1.79
• GRM: 5.9

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $6,589
• Equity at exit: $9,543

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $27,614
• Equity at exit: $5,534

Cash invested: $17,920 (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 81054

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $897 medium
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $266

Break-even live

Break-even rent $560

Max offer price $64,000

Occupancy floor 65%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $64,000 Active 35 DOM
2. 2026-06-17
   days on market $64,000 Active 34 DOM
3. 2026-06-16
   days on market $64,000 Active 33 DOM
4. 2026-06-15
   days on market $64,000 Active 32 DOM
5. 2026-06-13
   days on market $64,000 Active 30 DOM
6. 2026-06-12
   days on market $64,000 Active 29 DOM
7. 2026-06-09
   days on market $64,000 Active 26 DOM
8. 2026-06-08
   days on market $64,000 Active 25 DOM
9. 2026-06-07
   days on market $64,000 Active 24 DOM
10. 2026-06-05
    days on market $64,000 Active 22 DOM
11. 2026-06-04
    days on market $64,000 Active 20 DOM
12. 2026-06-02
    days on market $64,000 Active 19 DOM
13. 2026-06-01
    days on market $64,000 Active 18 DOM
14. 2026-05-31
    days on market $64,000 Active 17 DOM
15. 2026-05-31
    days on market $64,000 Active 16 DOM
16. 2026-05-14
    listed $64,000 Active
17. 2008-10-08
    soldstatus $14,500 517-char remark

    Show marketing remark (517 chars)

    Priced for a QUICK SALE! Don't hesitate too long or you'll miss the opportunity to own this 3 bedroom, 2 bath mobile home. Although the mobile home is older, it has been well-maintained. Features include a landscaped yard, detached garage, covered front porch, central air conditioning, built-in kitchen hutch, and all appliances. .. even the washer and dryer. Why rent or commute when you can own this home cheaper? Can you afford not to buy this home? Property reference #JJ7M. SELLING BONUS. .. see MLS Remarks.

18. 2008-10-08
    soldstatus $14,500

    Show marketing remark (517 chars)

    Priced for a QUICK SALE! Don't hesitate too long or you'll miss the opportunity to own this 3 bedroom, 2 bath mobile home. Although the mobile home is older, it has been well-maintained. Features include a landscaped yard, detached garage, covered front porch, central air conditioning, built-in kitchen hutch, and all appliances. .. even the washer and dryer. Why rent or commute when you can own this home cheaper? Can you afford not to buy this home? Property reference #JJ7M. SELLING BONUS. .. see MLS Remarks.

19. 2008-09-11
    listed $15,000 517-char remark

    Show marketing remark (517 chars)

    Priced for a QUICK SALE! Don't hesitate too long or you'll miss the opportunity to own this 3 bedroom, 2 bath mobile home. Although the mobile home is older, it has been well-maintained. Features include a landscaped yard, detached garage, covered front porch, central air conditioning, built-in kitchen hutch, and all appliances. .. even the washer and dryer. Why rent or commute when you can own this home cheaper? Can you afford not to buy this home? Property reference #JJ7M. SELLING BONUS. .. see MLS Remarks.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,760
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$320
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$1,862
• Taxable income: $2,312
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $2,638/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: Las Animas School District No. Re-1
• NCES district ID: 0805250
• Math proficiency: 14% ▲ 3.00%
• Reading proficiency: 30% ▲ 8.00%
• Median HH income: $33,597
• Composite: 17.94/100
• National rank: #8993
• State rank: #76 of 86 in CO

Livability — Las Animas

• Score: 70/100
• State rank: #89
• US rank: #7896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Animas, CO
• Population (ZIP): 4,760

Population outlook (Bent County) Hauer SSP2

• Today (2025): 5,223 people
• By 2030: 4,985 · -4.6%
• By 2040: 4,592 · -12.1%
• By 2050: 4,207 · -19.5%
• By 2075: 3,216 · -38.4%
• By 2100: 2,347 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 35% Two or more races 15% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 3% Italian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Bent

• 2024 margin: Solid R (+38.9) · D 29.5% · R 68.3% · Other 2.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.5pp · 2024: -38.9pp
• All cycles: 2024: R+38.9 2020: R+33.9 2016: R+30.9 2012: R+14.6 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.76%
• Current HPI: 218.1482
• 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

+326.7% since first listed

4 events — show timeline

• 2026-05-14 Listed $64,000 PARMLS
• 2008-10-08 Sold (Public Records) $14,500 Public Records
• 2008-10-08 Sold (MLS) $14,500 PARMLS
• 2008-09-11 Listed $15,000 PARMLS

Property tax history

+1.7%/yr

Latest (2025): $61 · +3.7% YoY. Source: county tax records.