21980 Us-285 #58 · Fairplay, CO 80440

$100,000

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 309 Days on market

Built 2019 387 sqft lot Est $135k · 26% under $1295/mo HOA · 52% of rent

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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 +17.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.4/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FINANCING PROGRAM AVAILABLE THROUGH 21ST MORTGAGE. Short term rentals permitted! Employee Housing option. Stick built qualities, vaulted ceilings and open concept living space. Large rooms paired with custom exterior styling, brighten this brand new home. Upgraded finishes throughout include solid wood cabinetry, windows, crown molding, recessed LED lighting, smart thermostats, and even a oversized bathtub! Brand new kitchen appliances included with laundry hookups. Own today for under $90k!

Key facts

• Open floor plan
• Walk-in closet
• Local breweries

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• WALK-IN CLOSET
• FULLY FENCED BACKYARD
• LOCAL BREWERIES
• SUMMIT STAGE BUS STOP

Property features AI

Finance

• Other: Located in FAIRPLAY MOBILE HOME PARK; Property is on the main interior road of the park, about 6 doors south of the playground
• HOA & community: Annual association fee; Association fee listed annually

Exterior

• Parking: Parking pad
• Utilities: Shared well / well water; Electricity available; Natural gas available; Sewer connected
• Home design: Residential mobile home; One level
• Construction: Mobile home construction
• Exterior features: Asphalt roof; City lot; Near public transit; Paved road; Private maintained road; Has view; Pets allowed

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Has heating
• Interior features: Ceiling fans; Vaulted ceilings; Walk-in closet(s); Eat-in kitchen; See remarks
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $75 ($898/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.0% in Fairplay — 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 73/100 on livability (#56 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: schools C-, commute D+, crime F.
• Park County School District No. Re-2 (rural): math 25% / reading 39% proficiency, ranked #89 of 176 in CO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 349 active listings in the ZIP; high-income renter base; 144 units permitted in Park County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Park County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $70k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.48% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $135,432
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21980 US Highway 285 #60	0.01mi	3/2.0 (+1)	1,178 (-1%)	12mo	$125,000	$106	83
21980 Us-285 #7	0.11mi	3/2.0 (+1)	1,178 (-1%)	11mo	$120,000	$102	79
21980 Us Highway 285 #23	0.05mi	3/2.0 (+1)	1,186 (-0%)	20mo	$142,000	$120	76
21980 Us Highway 285 #33	0.06mi	3/2.0 (+1)	1,186 (-0%)	21mo	$135,000	$114	74

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-10,666
• Equity at exit: $14,910

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-13
• Equity at exit: $8,646

Cash invested: $28,000 (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 80440

• Home prices YoY: -28.1%
• Active inventory: 349
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,483 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$42
• HOA: −$1,295
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $75

Break-even live

Break-even rent $2,388

Max offer price $100,000

Occupancy floor 92%

Sensitivity live

Price	-10% $131	-5% $103	+0% $75	+5% $47	+10% $18
Rent	-10% $-121	-5% $-23	+0% $75	+5% $173	+10% $271
Rate	-1.0pp $125	-0.5pp $100	base $75	+0.5pp $49	+1.0pp $23

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,295 · $15,540/yr

Listing history 9 events

1. 2026-05-09
   status Pending
2. 2025-12-29
   price $100,000
3. 2025-08-18
   price $150,000
4. 2025-07-28
   price $160,000
5. 2025-07-04
   listed $170,000 Active
6. 2020-10-02
   soldstatus $89,000 496-char remark

   Show marketing remark (496 chars)

   FINANCING PROGRAM AVAILABLE THROUGH 21ST MORTGAGE. Short term rentals permitted! Employee Housing option. Stick built qualities, vaulted ceilings and open concept living space. Large rooms paired with custom exterior styling, brighten this brand new home. Upgraded finishes throughout include solid wood cabinetry, windows, crown molding, recessed LED lighting, smart thermostats, and even a oversized bathtub! Brand new kitchen appliances included with laundry hookups. Own today for under $90k!

7. 2020-06-09
   listed $89,000 496-char remark

   Show marketing remark (496 chars)

   FINANCING PROGRAM AVAILABLE THROUGH 21ST MORTGAGE. Short term rentals permitted! Employee Housing option. Stick built qualities, vaulted ceilings and open concept living space. Large rooms paired with custom exterior styling, brighten this brand new home. Upgraded finishes throughout include solid wood cabinetry, windows, crown molding, recessed LED lighting, smart thermostats, and even a oversized bathtub! Brand new kitchen appliances included with laundry hookups. Own today for under $90k!

8. 2020-02-13
   listed $89,000
9. 2019-08-08
   listed $89,000

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $550 · $46/mo
• Expected delta: +$245/yr (+$20/mo · 80.4%)

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

Taxation est. · year 1

• Rental income: $29,792
• − Mortgage interest: −$5,602
• − Property taxes: −$305
• − Insurance: −$500
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − HOA: −$15,540
• − Depreciation: −$2,909
• Taxable income: $170
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $857/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: Park County School District No. Re-2
• NCES district ID: 0803840
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $51,367
• Composite: 30.72/100
• National rank: #11416
• State rank: #89 of 176 in CO

Livability — Fairplay

• Score: 73/100
• State rank: #56
• US rank: #5693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Park County · 3,502 people
• City population: 3,502
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 3,502
• Household income: $116,143
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 40.0

Population outlook (Park County) Hauer SSP2

• Today (2025): 17,411 people
• By 2030: 17,584 · +1.0%
• By 2040: 17,261 · -0.9%
• By 2050: 16,115 · -7.4%
• By 2075: 14,174 · -18.6%
• By 2100: 11,928 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 14% Romanian 6% Italian 6%
• Foreign-born: 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Park

• 2024 margin: R (+16.5) · D 40.2% · R 56.7% · Other 3.1%
• 2008→2024 swing: -9.6pp toward R · 2008: -6.9pp · 2024: -16.5pp
• All cycles: 2024: R+16.5 2020: R+17.0 2016: R+26.4 2012: R+15.1 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.95%
• Current HPI: 311.6556
• Rent YoY: —
• Metro: Denver-Aurora-Lakewood, 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

+12.4% since first listed

9 events — show timeline

• 2026-05-09 Pending — SAR
• 2025-12-29 Price Changed $100,000 SAR
• 2025-08-18 Price Changed $150,000 SAR
• 2025-07-28 Price Changed $160,000 SAR
• 2025-07-04 Listed $170,000 SAR
• 2020-10-02 Sold (MLS) $89,000 SAR
• 2020-06-09 Listed $89,000 SAR
• 2020-02-13 Listed $89,000 VMLS
• 2019-08-08 Listed $89,000 VMLS

Property tax history

+44.5%/yr

Latest (2025): $305 · +255.7% YoY. Source: county tax records.