2900 West Acres Dr #61 · Steamboat Springs, CO 80487

$299,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 126 Days on market

Built 2025

---

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 +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this brand-new, 2025-constructed mobile home located in the desirable West Acres Mobile Home Park. This thoughtfully designed home offers over 1,100 square feet of comfortable living space with 3 bedrooms and 2 full bathrooms. The spacious primary suite features a private en-suite bathroom complete with a standalone soaking tub and a large walk-in shower. Two additional bedrooms and a full bathroom are located at the front of the home, providing a functional and private layout. The open-concept kitchen is equipped with all-new appliances and flows seamlessly into the great room, highlighted by large windows, perfect for entertaining or enjoying the mountain setting. This home inc

Key facts

• Open-concept kitchen
• All-new appliances
• Great room

Tags

• PRIVATE EN-SUITE BATHROOM
• STANDALONE SOAKING TUB
• LARGE WALK-IN SHOWER
• OPEN-CONCEPT KITCHEN
• ALL-NEW APPLIANCES
• GREAT ROOM

Property features AI

Finance

• Other: Unit located in WEST ACRES PARK SUBD

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer (sewer connected); Electricity available; Natural gas available; Cable available; Water available
• Home design: Residential mobile home; New construction
• Construction: Frame construction
• Exterior features: Composition roof; City lot; Paved road access; Pets allowed

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Self-cleaning oven
• Flooring: Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; See remarks
• Laundry & utility: Washer hookup in unit

🏗️ New construction. The $299,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $84,096.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.5% vs local median 0.1% in Steamboat Springs — 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 74/100 on livability (#41 in CO, #4,975 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: health & safety C-, amenities D, cost of living F.
• Steamboat Springs School District No. RE-2 (town): math 49% / reading 72% proficiency, ranked #4 of 86 in CO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Sleeping Giant School (400 students, 17% FRL); Steamboat Springs High School (math 52% / reading 77%, grade B-, #32 of 381 statewide, top 9%, 842 students, 8% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents rising fast (+10.6%/yr); 555 active listings in the ZIP; solid renter incomes; 597 units permitted in Routt County in 2024 (418 in 5+ unit buildings).
• This rent runs 35% of the median local income ($110k/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 $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Routt County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 3.85% ✓
• Cap rate: 34.54%
• Cash-on-cash: 100.89%
• DSCR: 5.49
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $84,096
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2900 W Acres Dr #20	0.00mi	2/2.0 (-1)	1,024 (-11%)	3mo	$75,000	$73	74
2900 W Acres Dr #42	0.00mi	3/2.0	1,036 (-10%)	14mo	$66,000	$64	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.51×
• Total profit: $129,642
• Equity at exit: $12,539

10-year hold

• IRR: —
• Equity multiple: 16.01×
• Total profit: $353,421
• Equity at exit: $7,271

Cash invested: $23,547 (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 80487

• Rents YoY: 10.6%
• Active inventory: 555
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,242 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,261/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $1,980

Break-even live

Break-even rent $736

Max offer price $84,096

Occupancy floor 34%

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: $21,024
• Closing costs: $2,523
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $299,000 Active 126 DOM
2. 2026-06-18
   days on market $299,000 Active 125 DOM
3. 2026-06-17
   days on market $299,000 Active 124 DOM
4. 2026-06-16
   days on market $299,000 Active 123 DOM
5. 2026-06-15
   days on market $299,000 Active 122 DOM
6. 2026-06-14
   days on market $299,000 Active 120 DOM
7. 2026-06-12
   days on market $299,000 Active 119 DOM
8. 2026-06-09
   days on market $299,000 Active 116 DOM
9. 2026-06-08
   days on market $299,000 Active 115 DOM
10. 2026-06-07
    days on market $299,000 Active 114 DOM
11. 2026-06-07
    days on market $299,000 Active 113 DOM
12. 2026-06-04
    days on market $299,000 Active 110 DOM
13. 2026-06-02
    days on market $299,000 Active 109 DOM
14. 2026-06-01
    days on market $299,000 Active 108 DOM
15. 2026-05-31
    days on market $299,000 Active 107 DOM
16. 2026-05-31
    days on market $299,000 Active 106 DOM
17. 2026-02-13
    listed $299,000 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 9 d/yr ≥85°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,900
• − Mortgage interest: −$4,711
• − Property taxes: −$1,261
• − Insurance: −$420
• − Repairs & maintenance: −$3,112
• − Management: −$3,112
• − Depreciation: −$2,446
• Taxable income: $23,837
• Est. tax owed @ 24.0%: −$5,721
• After-tax cash flow: $18,036/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: Steamboat Springs School District No. RE-2
• NCES district ID: 0806660
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $67,833
• Composite: 53.1/100
• National rank: #1513
• State rank: #4 of 86 in CO

Livability — Steamboat Springs

• Score: 74/100
• State rank: #41
• US rank: #4975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steamboat Springs, CO
• County: Routt County · 18,525 people
• City population: 18,525
• Metro: Steamboat Springs, CO
• Population (ZIP): 18,525
• Household income: $109,659
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 644.0

Population outlook (Routt County) Hauer SSP2

• Today (2025): 27,283 people
• By 2030: 28,555 · +4.7%
• By 2040: 30,578 · +12.1%
• By 2050: 32,328 · +18.5%
• By 2075: 36,897 · +35.2%
• By 2100: 38,794 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Routt

• 2024 margin: Strong D (+27.7) · D 62.5% · R 34.8% · Other 2.8%
• 2008→2024 swing: +0.9pp no change · 2008: 26.9pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+27.6 2016: D+17.0 2012: D+15.6 2008: D+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -342.73%
• Current HPI: 471.8844
• Rent YoY: ▲ 10.61%
• Metro: Steamboat Springs, 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

1 event — show timeline

• 2026-02-13 Listed $299,000 SAR

Property tax history

-3.5%/yr

Latest (2024): $42 · -65.3% YoY. Source: county tax records.