80 Buena Onda Way · Durango, CO 81301

$89,000

3 bd · 2.0 ba · 2,100 sqft · Manufactured public records · 38 Days on market

Built 1995 Fair condition ↓ 10% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tiny Home redone within the last 4 years. Perfect for someone working from home, or downsizing! All 1 floor, no loft bed. Very spacious for a small house. New, full appliances (except small dishwasher) Custom made desk and Dining Table. Lots of the furniture can stay, price includes all furniture except desk set up and mattress. Rent is 850/month and runs through June 2027, but the house can be moved immediately if desired.

Key facts

• One floor
• Custom workspace
• Dining room table

Tags

• ONE FLOOR
• FULL SIZED APPLIANCES
• CUSTOM WORKSPACE
• DINING ROOM TABLE
• NEW ROOF
• NEW BAMBOO FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.3% vs local median 1.1% in Durango — 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 68/100 on livability (#106 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A-, schools B+, employment B+; Watch: commute F, cost of living F.
• Durango School District No. 9-R (town): math 27% / reading 49% proficiency, ranked #30 of 86 in CO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 580 active listings in the ZIP; solid renter incomes; 306 units permitted in La Plata County in 2024 (93 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• La Plata County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.45% ✓
• Cap rate: 22.26%
• Cash-on-cash: 57.02%
• DSCR: 3.54
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 3.44×
• Total profit: $60,855
• Equity at exit: $13,270

10-year hold

• IRR: 60.4%
• Equity multiple: 7.00×
• Total profit: $149,512
• Equity at exit: $7,695

Cash invested: $24,920 (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 81301

• Rents YoY: 2.9%
• Active inventory: 580
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,180 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $1,184

Break-even live

Break-even rent $681

Max offer price $89,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,235	-5% $1,209	+0% $1,184	+5% $1,159	+10% $1,134
Rent	-10% $1,012	-5% $1,098	+0% $1,184	+5% $1,270	+10% $1,356
Rate	-1.0pp $1,229	-0.5pp $1,207	base $1,184	+0.5pp $1,161	+1.0pp $1,138

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $89,000 Active 38 DOM
2. 2026-06-18
   days on market $89,000 Active 37 DOM
3. 2026-06-17
   days on market $89,000 Active 36 DOM
4. 2026-06-16
   days on market $89,000 Active 35 DOM
5. 2026-06-15
   days on market $89,000 Active 34 DOM
6. 2026-06-14
   days on market $89,000 Active 32 DOM
7. 2026-06-12
   days on market $89,000 Active 31 DOM
8. 2026-06-09
   days on market $89,000 Active 28 DOM
9. 2026-06-08
   days on market $89,000 Active 27 DOM
10. 2026-06-07
    days on market $89,000 Active 26 DOM
11. 2026-06-05
    days on market $89,000 Active 23 DOM
12. 2026-06-03
    days on market $89,000 Active 22 DOM
13. 2026-06-02
    days on market $89,000 Active 21 DOM
14. 2026-06-01
    days on market $89,000 Active 20 DOM
15. 2026-05-31
    days on market $89,000 Active 19 DOM
16. 2026-05-30
    days on market $89,000 Active 18 DOM
17. 2026-05-13
    price $89,000
18. 2026-05-12
    listed $99,000 Active

    Show marketing remark (428 chars)

    Tiny Home redone within the last 4 years. Perfect for someone working from home, or downsizing! All 1 floor, no loft bed. Very spacious for a small house. New, full appliances (except small dishwasher) Custom made desk and Dining Table. Lots of the furniture can stay, price includes all furniture except desk set up and mattress. Rent is 850/month and runs through June 2027, but the house can be moved immediately if desired.

19. 2026-05-12
    listed $79,000 Active 428-char remark

    Show marketing remark (428 chars)

    Tiny Home redone within the last 4 years. Perfect for someone working from home, or downsizing! All 1 floor, no loft bed. Very spacious for a small house. New, full appliances (except small dishwasher) Custom made desk and Dining Table. Lots of the furniture can stay, price includes all furniture except desk set up and mattress. Rent is 850/month and runs through June 2027, but the house can be moved immediately if desired.

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$78/yr (+$7/mo · 19.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 10 d/yr ≥85°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,161
• − Mortgage interest: −$4,985
• − Property taxes: −$411
• − Insurance: −$445
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$2,589
• Taxable income: $13,545
• Est. tax owed @ 24.0%: −$3,251
• After-tax cash flow: $10,960/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

Fair 40/100 Cosmetic rehab

The home is in fair condition with cosmetic updates needed. It has a good kitchen, bathrooms, and flooring, but could benefit from landscaping and small appliance upgrades to increase its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters.
• Resale Add a small dishwasher — Improves functionality and can be a selling point for potential buyers.
• Rental Add a small outdoor seating area — Can increase rental value by providing a more appealing living space for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Resale Add a small dishwasher — Improves functionality and can be a selling point for potential buyers. ↑
• Rental Add a small outdoor seating area — Can increase rental value by providing a more appealing living space for tenants. ↑

ⓘ 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: Durango School District No. 9-R
• NCES district ID: 0803480
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $58,711
• Composite: 33.58/100
• National rank: #5420
• State rank: #30 of 86 in CO

Livability — Durango

• Score: 68/100
• State rank: #106
• US rank: #9262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: La Plata County · 40,010 people
• City population: 29,774
• Metro: Durango, CO
• Population (ZIP): 29,774
• Household income: $83,943
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1194.0

Population outlook (La Plata County) Hauer SSP2

• Today (2025): 62,781 people
• By 2030: 66,492 · +5.9%
• By 2040: 72,944 · +16.2%
• By 2050: 78,543 · +25.1%
• By 2075: 89,403 · +42.4%
• By 2100: 94,984 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 7% Native American 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · La Plata

• 2024 margin: D (+18.6) · D 58.0% · R 39.3% · Other 2.8%
• 2008→2024 swing: +2.4pp toward D · 2008: 16.3pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+17.7 2016: D+9.2 2012: D+8.8 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -651.69%
• Current HPI: 223.832
• Rent YoY: ▲ 2.94%
• Metro: Durango, 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

-10.1% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $89,000 FSBO.com
• 2026-05-12 Listed $79,000 FSBO.com
• 2026-05-12 Listed $99,000 FSBO.com

Property tax history

+84.0%/yr

Latest (2025): $411 · +84.0% YoY. Source: county tax records.