600 Raintree Blvd #96 · Williamsburg, CO 81212

$45,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 193 Days on market

Built 1978 $638/mo HOA · 47% of rent ↓ 22% since listing

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Why this score? — see what drove the C+ 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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to grab a clean 2-bedroom 1-bathroom mobile home built in 1978 by Titan. It's approx 14' wide x 48' long. The Kitchen-Dining room has plenty of storage space and is open-concept next to a large Living room. Stainless steel appliances are included, and you can add your own special touches to make this your perfect home or possibly work on your real estate investment portfolio as a rental!! Fresh carpet in both bedrooms and updated lighting, plumbing fixtures, toilet, and flooring throughout. Lamplighter Mobile Home Park is a friendly, well-maintained park conveniently located in Canon City. The lot rent is $625/month, which includes sewer and trash service. Water is metere

Key facts

• Updated flooring
• Updated lighting
• 2 parking spots

Tags

• PLENTY OF STORAGE SPACE
• STAINLESS STEEL APPLIANCES
• UPDATED LIGHTING
• UPDATED PLUMBING FIXTURES
• UPDATED FLOORING

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $638.80

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family residence; Residential property
• Exterior features: Located on a cul-de-sac

Interior

• Flooring: Carpet; Vinyl; Combination
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling and window unit(s)
• Interior features: Aluminum-framed windows; Combination of carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#356 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Fremont Re-2 (town): math 25% / reading 39% proficiency, ranked #48 of 86 in CO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 10 active listings in the ZIP; 139 units permitted in Fremont County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Fremont County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.01% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-349
• Equity at exit: $6,710

10-year hold

• IRR: 7.6%
• Equity multiple: 1.54×
• Total profit: $6,811
• Equity at exit: $3,891

Cash invested: $12,600 (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 81212

• Rents YoY: 2.2%
• Active inventory: 10
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$638
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $119

Break-even live

Break-even rent $1,201

Max offer price $45,000

Occupancy floor 86%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $638 · $7,656/yr
• Likely covers: watersewertrash

Listing history 20 events

1. 2026-06-19
   days on market $45,000 Active 193 DOM
2. 2026-06-18
   days on market $45,000 Active 192 DOM
3. 2026-06-17
   days on market $45,000 Active 191 DOM
4. 2026-06-16
   days on market $45,000 Active 190 DOM
5. 2026-06-15
   days on market $45,000 Active 189 DOM
6. 2026-06-14
   days on market $45,000 Active 187 DOM
7. 2026-06-12
   days on market $45,000 Active 186 DOM
8. 2026-06-09
   days on market $45,000 Active 183 DOM
9. 2026-06-08
   days on market $45,000 Active 182 DOM
10. 2026-06-07
    days on market $45,000 Active 181 DOM
11. 2026-06-05
    days on market $45,000 Active 178 DOM
12. 2026-06-03
    days on market $45,000 Active 177 DOM
13. 2026-06-02
    days on market $45,000 Active 176 DOM
14. 2026-06-01
    days on market $45,000 Active 175 DOM
15. 2026-05-31
    days on market $45,000 Active 174 DOM
16. 2026-05-30
    days on market $45,000 Active 173 DOM
17. 2025-12-09
    listed $45,000 Active
18. 2025-07-10
    listed $45,000 Active
19. 2025-03-24
    price $49,900
20. 2024-11-20
    price $57,500

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,230
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − HOA: −$7,656
• − Depreciation: −$1,309
• Taxable income: $1,248
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $1,135/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: Fremont Re-2
• NCES district ID: 0803960
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $42,196
• Composite: 27.06/100
• National rank: #7050
• State rank: #48 of 86 in CO

Livability — Williamsburg

• Score: 54/100
• State rank: #356
• US rank: #23823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsburg, CO
• County: Fremont County · 32,292 people
• Metro: Ca-¦on City, CO
• Population (ZIP): 32,292
• Household income: $64,235
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 780.0

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 46,291 people
• By 2030: 46,017 · -0.6%
• By 2040: 45,295 · -2.2%
• By 2050: 43,881 · -5.2%
• By 2075: 39,981 · -13.6%
• By 2100: 31,943 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+38.4) · D 29.6% · R 68.0% · Other 2.5%
• 2008→2024 swing: -9.2pp toward R · 2008: -29.2pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+39.7 2016: R+44.8 2012: R+31.8 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.34%
• Current HPI: 189.8942
• Rent YoY: ▲ 2.20%
• Metro: Ca-¦on City, 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

-21.7% since first listed

4 events — show timeline

• 2025-12-09 Listed $45,000 RGAR
• 2025-07-10 Listed $45,000 PARMLS
• 2025-03-24 Price Changed $49,900 RGAR
• 2024-11-20 Price Changed $57,500 RGAR

Property tax history

+2.2%/yr

Latest (2021): $35 · +8.1% YoY. Source: county tax records.