211 E Monroe St · Leadville, CO 80461

$77,000

2 bd · 1.0 ba · 1,000 sqft · Manufactured public records · 219 Days on market

Built 1975 ↓ 50% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy mountain living in Colorado's highest town! This home is ready for the perfect buyer who wants to take advantage of this affordable opportunity! This single wide home features a large living area with a wood burning fireplace for those cold winter nights! The kitchen has been updated and has new stainless steel appliances, countertops and has a separate dining area for a large kitchen table. The primary bedroom has a 5 piece master bath with separate toilet and shower area. There is also another large bedroom, 3/4 bathroom and separate laundry area as well! Newer paint and luxury vinyl throughout, plus there is a storage shed outside! Lot lease is $650 per month. The views from this lot are amazing!! You can see Mt. Elbert and Mt. Massive from your doorstep! Everything is within walking distance from this location!! Don't miss this opportunity! Schedule your showing today!

Key facts

• Downtown leadville
• Built 1975
• Listed 219 days

Tags

• DOWNTOWN LEADVILLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 0.7% in Leadville — 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 (#82 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: schools C-, health & safety C-, amenities F.
• Lake County School District No. R-1 (town): math 13% / reading 26% proficiency, ranked #78 of 86 in CO (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 182 active listings in the ZIP; 55 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lake County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.35% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.56%
• DSCR: 1.91
• GRM: 6.2

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $11,020
• Equity at exit: $11,481

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $39,765
• Equity at exit: $6,658

Cash invested: $21,560 (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 80461

• Active inventory: 182
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $369

Break-even live

Break-even rent $576

Max offer price $77,000

Occupancy floor 60%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $77,000 Active 219 DOM
2. 2026-06-18
   days on market $77,000 Active 218 DOM
3. 2026-06-17
   days on market $77,000 Active 217 DOM
4. 2026-06-16
   days on market $77,000 Active 216 DOM
5. 2026-06-15
   days on market $77,000 Active 215 DOM
6. 2026-06-14
   days on market $77,000 Active 213 DOM
7. 2026-06-12
   days on market $77,000 Active 212 DOM
8. 2026-06-09
   days on market $77,000 Active 209 DOM
9. 2026-06-08
   days on market $77,000 Active 208 DOM
10. 2026-06-07
    days on market $77,000 Active 207 DOM
11. 2026-06-03
    days on market $77,000 Active 203 DOM
12. 2026-06-02
    days on market $77,000 Active 202 DOM
13. 2026-06-01
    days on market $77,000 Active 201 DOM
14. 2026-05-31
    days on market $77,000 Active 200 DOM
15. 2026-05-30
    days on market $77,000 Active 199 DOM
16. 2025-11-11
    listed $77,000 Active
17. 2025-06-20
    historical
18. 2025-05-27
    price $65,000
19. 2025-04-21
    price $69,000
20. 2025-03-21
    price $75,000
21. 2025-03-13
    listed $87,500 Active
22. 2025-03-12
    historical
23. 2023-11-10
    soldstatus $98,000 Closed 894-char remark

    Show marketing remark (894 chars)

    Enjoy mountain living in Colorado's highest town! This home is ready for the perfect buyer who wants to take advantage of this affordable opportunity! This single wide home features a large living area with a wood burning fireplace for those cold winter nights! The kitchen has been updated and has new stainless steel appliances, countertops and has a separate dining area for a large kitchen table. The primary bedroom has a 5 piece master bath with separate toilet and shower area. There is also another large bedroom, 3/4 bathroom and separate laundry area as well! Newer paint and luxury vinyl throughout, plus there is a storage shed outside! Lot lease is $650 per month. The views from this lot are amazing!! You can see Mt. Elbert and Mt. Massive from your doorstep! Everything is within walking distance from this location!! Don't miss this opportunity! Schedule your showing today!

24. 2023-10-10
    status Pending Accepting Backup Offers 894-char remark

    Show marketing remark (894 chars)

    Enjoy mountain living in Colorado's highest town! This home is ready for the perfect buyer who wants to take advantage of this affordable opportunity! This single wide home features a large living area with a wood burning fireplace for those cold winter nights! The kitchen has been updated and has new stainless steel appliances, countertops and has a separate dining area for a large kitchen table. The primary bedroom has a 5 piece master bath with separate toilet and shower area. There is also another large bedroom, 3/4 bathroom and separate laundry area as well! Newer paint and luxury vinyl throughout, plus there is a storage shed outside! Lot lease is $650 per month. The views from this lot are amazing!! You can see Mt. Elbert and Mt. Massive from your doorstep! Everything is within walking distance from this location!! Don't miss this opportunity! Schedule your showing today!

25. 2023-09-25
    listed $105,000 Active 894-char remark

    Show marketing remark (894 chars)

    Enjoy mountain living in Colorado's highest town! This home is ready for the perfect buyer who wants to take advantage of this affordable opportunity! This single wide home features a large living area with a wood burning fireplace for those cold winter nights! The kitchen has been updated and has new stainless steel appliances, countertops and has a separate dining area for a large kitchen table. The primary bedroom has a 5 piece master bath with separate toilet and shower area. There is also another large bedroom, 3/4 bathroom and separate laundry area as well! Newer paint and luxury vinyl throughout, plus there is a storage shed outside! Lot lease is $650 per month. The views from this lot are amazing!! You can see Mt. Elbert and Mt. Massive from your doorstep! Everything is within walking distance from this location!! Don't miss this opportunity! Schedule your showing today!

26. 2023-07-13
    status Pending
27. 2023-07-10
    historical
28. 2023-07-02
    price $120,000
29. 2023-05-30
    listed $130,000 Active
30. 2013-10-23
    soldstatus $90,100
31. 2013-10-16
    soldstatus $90,000
32. 2012-09-01
    historical
33. 2012-02-28
    listed $154,000
34. 2011-09-07
    listed $154,000

ⓘ 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: $226 · $19/mo
• Projected year-2 tax: $424 · $35/mo
• Expected delta: +$197/yr (+$16/mo · 87.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥73°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,519
• − Mortgage interest: −$4,313
• − Property taxes: −$226
• − Insurance: −$385
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,240
• Taxable income: $3,352
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $3,629/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: Lake County School District No. R-1
• NCES district ID: 0805190
• Math proficiency: 13% ▼ -7.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $44,188
• Composite: 16.9/100
• National rank: #9140
• State rank: #78 of 86 in CO

Livability — Leadville

• Score: 70/100
• State rank: #82
• US rank: #7346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leadville, CO
• City population: 7,049
• Population (ZIP): 7,049

Population outlook (Lake County) Hauer SSP2

• Today (2025): 8,158 people
• By 2030: 8,432 · +3.4%
• By 2040: 8,820 · +8.1%
• By 2050: 9,066 · +11.1%
• By 2075: 9,531 · +16.8%
• By 2100: 9,675 · +18.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 57% Hispanic / Latino 35% Two or more races 19% Native American 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 5% Slovak 3% Romanian 3%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 18% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: D (+16.4) · D 56.2% · R 39.8% · Other 4.0%
• 2008→2024 swing: -9.6pp toward R · 2008: 26.0pp · 2024: 16.4pp
• All cycles: 2024: D+16.4 2020: D+20.4 2016: D+10.6 2012: D+24.1 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -418.04%
• Current HPI: 285.1027
• 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

-50.0% since first listed

19 events — show timeline

• 2025-11-11 Listed $77,000 Fizber.com
• 2025-06-20 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-05-27 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2025-04-21 Price Changed $69,000 REColorado as Distributed by MLS Grid
• 2025-03-21 Price Changed $75,000 REColorado as Distributed by MLS Grid
• 2025-03-13 Listed $87,500 REColorado as Distributed by MLS Grid
• 2025-03-12 Coming Soon — REColorado as Distributed by MLS Grid
• 2023-11-10 Sold (MLS) $98,000 REColorado as Distributed by MLS Grid
• 2023-10-10 Pending — REColorado as Distributed by MLS Grid
• 2023-09-25 Listed $105,000 REColorado as Distributed by MLS Grid
• 2023-07-13 Pending — REColorado as Distributed by MLS Grid
• 2023-07-10 Listing Removed — REColorado as Distributed by MLS Grid
• 2023-07-02 Price Changed $120,000 REColorado as Distributed by MLS Grid
• 2023-05-30 Listed $130,000 REColorado as Distributed by MLS Grid
• 2013-10-23 Sold (Public Records) $90,100 Public Records
• 2013-10-16 Sold (MLS) $90,000 REColorado as Distributed by MLS Grid
• 2012-09-01 Listing Removed — REColorado as Distributed by MLS Grid
• 2012-02-28 Listed $154,000 REColorado as Distributed by MLS Grid
• 2011-09-07 Listed $154,000 REColorado as Distributed by MLS Grid

Property tax history

-13.6%/yr

Latest (2025): $226 · -39.3% YoY. Source: county tax records.