20325 Ramah Hwy · Ramah, CO 80832

$99,000

3 bd · 2.0 ba · 952 sqft · Manufactured public records · 102 Days on market

Built 1981 9.37 ac 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +6.3/10.0
• Schools +4.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for some room out in the country, but close to the city? This is a perfect place for just that! Located off of Highway 24, this property sits on 9.37 acres. It has a 1981 single wide mobile home that either could be fixed up to live in or removed to build your own home. There is a really good domestic livestock well along with a septic system. Located between Simla and Ramah off of Hwy 24.

Key facts

• 9.37 acres
• Septic system
• 9.37 acre lot

Tags

• 9.37 ACRES
• DOMESTIC LIVESTOCK WELL
• SEPTIC SYSTEM
• LOCATED OFF HIGHWAY 24

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#382 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Big Sandy School District No. 100J (rural): math 45% / reading 65% proficiency, ranked #13 of 176 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Simla Elementary School (math 10% / reading 44%, grade F, #552 of 966 statewide, top 59%, 166 students, 64% FRL); Simla Junior High School (math 64% / reading 50%, grade B, #19 of 270 statewide, top 7%, 89 students, 53% FRL); Simla High School (math 50% / reading 70%, grade C+, #53 of 381 statewide, top 17%, 106 students, 44% FRL) — zoned schools average 54% FRL vs 35% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($684 loan paydown + $5k appreciation (4.9% local appreciation)).
• El Paso County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $45k; list at $99k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.25×
• Total profit: $34,581
• Equity at exit: $55,248

10-year hold

• IRR: 19.8%
• Equity multiple: 4.40×
• Total profit: $94,126
• Equity at exit: $94,651

Cash invested: $27,720 (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 80832

• Home prices YoY: 2.2%
• Active inventory: 37
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $197

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $265	-5% $231	+0% $197	+5% $163	+10% $129
Rent	-10% $109	-5% $153	+0% $197	+5% $241	+10% $285
Rate	-1.0pp $247	-0.5pp $222	base $197	+0.5pp $171	+1.0pp $145

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-21
   status Pending 404-char remark

   Show marketing remark (404 chars)

   Looking for some room out in the country, but close to the city? This is a perfect place for just that! Located off of Highway 24, this property sits on 9.37 acres. It has a 1981 single wide mobile home that either could be fixed up to live in or removed to build your own home. There is a really good domestic livestock well along with a septic system. Located between Simla and Ramah off of Hwy 24.

2. 2026-04-21
   status Pending 404-char remark

   Show marketing remark (404 chars)

   Looking for some room out in the country, but close to the city? This is a perfect place for just that! Located off of Highway 24, this property sits on 9.37 acres. It has a 1981 single wide mobile home that either could be fixed up to live in or removed to build your own home. There is a really good domestic livestock well along with a septic system. Located between Simla and Ramah off of Hwy 24.

3. 2026-02-02
   status Active 404-char remark

   Show marketing remark (404 chars)

   Looking for some room out in the country, but close to the city? This is a perfect place for just that! Located off of Highway 24, this property sits on 9.37 acres. It has a 1981 single wide mobile home that either could be fixed up to live in or removed to build your own home. There is a really good domestic livestock well along with a septic system. Located between Simla and Ramah off of Hwy 24.

4. 2026-02-02
   status Active 404-char remark

   Show marketing remark (404 chars)

   Looking for some room out in the country, but close to the city? This is a perfect place for just that! Located off of Highway 24, this property sits on 9.37 acres. It has a 1981 single wide mobile home that either could be fixed up to live in or removed to build your own home. There is a really good domestic livestock well along with a septic system. Located between Simla and Ramah off of Hwy 24.

5. 2025-10-29
   historical 404-char remark

   Show marketing remark (404 chars)

   Looking for some room out in the country, but close to the city? This is a perfect place for just that! Located off of Highway 24, this property sits on 9.37 acres. It has a 1981 single wide mobile home that either could be fixed up to live in or removed to build your own home. There is a really good domestic livestock well along with a septic system. Located between Simla and Ramah off of Hwy 24.

6. 2025-10-29
   historical 404-char remark

   Show marketing remark (404 chars)

   Looking for some room out in the country, but close to the city? This is a perfect place for just that! Located off of Highway 24, this property sits on 9.37 acres. It has a 1981 single wide mobile home that either could be fixed up to live in or removed to build your own home. There is a really good domestic livestock well along with a septic system. Located between Simla and Ramah off of Hwy 24.

7. 2025-10-05
   listed $99,000 Active 404-char remark

   Show marketing remark (404 chars)

   Looking for some room out in the country, but close to the city? This is a perfect place for just that! Located off of Highway 24, this property sits on 9.37 acres. It has a 1981 single wide mobile home that either could be fixed up to live in or removed to build your own home. There is a really good domestic livestock well along with a septic system. Located between Simla and Ramah off of Hwy 24.

8. 2025-10-05
   listed $99,000 Active 404-char remark

   Show marketing remark (404 chars)

   Looking for some room out in the country, but close to the city? This is a perfect place for just that! Located off of Highway 24, this property sits on 9.37 acres. It has a 1981 single wide mobile home that either could be fixed up to live in or removed to build your own home. There is a really good domestic livestock well along with a septic system. Located between Simla and Ramah off of Hwy 24.

9. 2014-09-26
   soldstatus $45,000

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,385
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,880
• Taxable income: $838
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,163/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: Big Sandy School District No. 100J
• NCES district ID: 0806600
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $52,395
• Composite: 48.93/100
• National rank: #4476
• State rank: #13 of 176 in CO

Livability — Ramah

• Score: 52/100
• State rank: #382
• US rank: #24826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 987

Population outlook (El Paso County) Hauer SSP2

• Today (2025): 768,926 people
• By 2030: 815,739 · +6.1%
• By 2040: 903,489 · +17.5%
• By 2050: 981,204 · +27.6%
• By 2075: 1,155,542 · +50.3%
• By 2100: 1,202,070 · +56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 8% Italian 6% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · El Paso

• 2024 margin: Lean R (+9.8) · D 43.8% · R 53.5% · Other 2.7%
• 2008→2024 swing: +9.0pp toward D · 2008: -18.8pp · 2024: -9.8pp
• All cycles: 2024: R+9.8 2020: R+10.8 2016: R+22.6 2012: R+21.4 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.86%
• Current HPI: 226.822
• 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

+120.0% since first listed

9 events — show timeline

• 2026-04-21 Pending — IRES
• 2026-04-21 Pending — REColorado as Distributed by MLS Grid
• 2026-02-02 Relisted — IRES
• 2026-02-02 Relisted — REColorado as Distributed by MLS Grid
• 2025-10-29 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-10-29 Listing Removed — IRES
• 2025-10-05 Listed $99,000 REColorado as Distributed by MLS Grid
• 2025-10-05 Listed $99,000 IRES
• 2014-09-26 Sold (Public Records) $45,000 Public Records

Property tax history

+5.6%/yr

Latest (2021): $63 · +52.8% YoY. Source: county tax records.