1491 Highway 50 #64 · Delta, CO 81416

$44,900

3 bd · 2.0 ba · 1,020 sqft · Manufactured public records · 661 Days on market

Built 1978 Est $54k · 17% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2 bedroom, 1 3/4 bath mobile home. Accessible ramps in and out of the home. Stick built front porch and non conforming (no closet) 3rd bedroom (10' x 12'). Front bedroom has a step in shower for ease of access. Garden areas and trees on the lot. Lot boundary fencing belongs to the park. Homeowner pays all utilities. Park bills for and collects for water, sewer and trash in addition to the lot rent each month. No Real Estate Included. Wide Acres Estates Mobile Home Park is a Cairn Communities property. New buyer must apply and be accepted as a tenant. Call property manager, for an application. There is a $35.00 application fee.

Key facts

• Built 1978
• Listed 660 days

Property features AI

Finance

• Other: Property used as residential single family; City street frontage with paved road; Elevation approximately 4,975 ft
• Financial info: Pet restrictions apply
• HOA & community: Homeowners association: Wide Acres Estates Mobile Home Park

Exterior

• Parking: Parking details not specified
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High speed internet available; Phone service available; Cellular phone reception
• Home design: Single wide manufactured home; Single-story
• Construction: Metal siding; Skirted foundation
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Single wide manufactured home (bedrooms not separately listed)
• Flooring: Laminate flooring; Partially carpeted
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Window/wall air conditioning unit(s)
• Interior features: Eat-in kitchen; Kitchen/dining combo; Pantry; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.6% vs local median 2.9% in Delta — 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 57/100 on livability (#313 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A, housing A-; Watch: schools F, amenities F, commute F.
• Delta County Joint District No. 50 (town): math 29% / reading 43% proficiency, ranked #38 of 86 in CO (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 158 active listings in the ZIP; 113 units permitted in Delta County in 2024 (50 in 5+ unit buildings).
• This rent runs 43% of the median local income ($50k/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 $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Delta County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 661 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $45k implies a 399% gain — meaningful room to come down on a strong offer.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 661 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. 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. 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?
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: 3.96% ✓
• Cap rate: 35.57%
• Cash-on-cash: 104.57%
• DSCR: 5.65
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $54,060
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1491 Highway 50 #1	0.00mi	3/1.5	938 (-8%)	23mo	$50,000	$53	65

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: —
• Equity multiple: 5.97×
• Total profit: $62,529
• Equity at exit: $6,695

10-year hold

• IRR: —
• Equity multiple: 12.49×
• Total profit: $144,409
• Equity at exit: $3,882

Cash invested: $12,572 (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 81416

• Home prices YoY: -34.0%
• Active inventory: 158
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $1,096

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,127	-5% $1,111	+0% $1,096	+5% $1,080	+10% $1,065
Rent	-10% $955	-5% $1,025	+0% $1,096	+5% $1,166	+10% $1,236
Rate	-1.0pp $1,118	-0.5pp $1,107	base $1,096	+0.5pp $1,084	+1.0pp $1,072

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $44,900 Active 661 DOM
2. 2026-06-18
   days on market $44,900 Active 660 DOM
3. 2026-06-17
   days on market $44,900 Active 659 DOM
4. 2026-06-16
   days on market $44,900 Active 658 DOM
5. 2026-06-15
   days on market $44,900 Active 657 DOM
6. 2026-06-14
   days on market $44,900 Active 655 DOM
7. 2026-06-12
   days on market $44,900 Active 654 DOM
8. 2026-06-09
   days on market $44,900 Active 651 DOM
9. 2026-06-08
   days on market $44,900 Active 650 DOM
10. 2026-06-07
    days on market $44,900 Active 649 DOM
11. 2026-06-05
    days on market $44,900 Active 646 DOM
12. 2026-06-03
    days on market $44,900 Active 645 DOM
13. 2026-06-02
    days on market $44,900 Active 644 DOM
14. 2026-06-01
    days on market $44,900 Active 643 DOM
15. 2026-05-31
    days on market $44,900 Active 642 DOM
16. 2026-05-30
    days on market $44,900 Active 641 DOM
17. 2024-12-10
    price $44,900
18. 2024-09-25
    price $49,900
19. 2024-08-27
    listed $55,000 Active
20. 1997-07-28
    soldstatus $9,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 4 d/yr ≥95°F today · 10 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: $21,355
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$1,306
• Taxable income: $13,219
• Est. tax owed @ 24.0%: −$3,173
• After-tax cash flow: $9,974/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: Delta County Joint District No. 50
• NCES district ID: 0803330
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $41,741
• Composite: 30.33/100
• National rank: #6268
• State rank: #38 of 86 in CO

Livability — Delta

• Score: 57/100
• State rank: #313
• US rank: #22051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delta, CO
• County: Delta County · 14,256 people
• City population: 14,256
• Metro: Montrose, CO
• Population (ZIP): 14,256
• Household income: $50,243
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 289.0

Population outlook (Delta County) Hauer SSP2

• Today (2025): 27,529 people
• By 2030: 25,951 · -5.7%
• By 2040: 22,510 · -18.2%
• By 2050: 19,460 · -29.3%
• By 2075: 14,030 · -49.0%
• By 2100: 9,093 · -67.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 85% English-only · Spanish 14% Other Asian/Pacific 1%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+35.5) · D 31.0% · R 66.5% · Other 2.6%
• 2008→2024 swing: -3.2pp toward R · 2008: -32.3pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+37.1 2016: R+45.2 2012: R+39.7 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.96%
• Current HPI: 278.8786
• Rent YoY: —
• Metro: Montrose, 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

+398.9% since first listed

4 events — show timeline

• 2024-12-10 Price Changed $44,900 cren
• 2024-09-25 Price Changed $49,900 cren
• 2024-08-27 Listed $55,000 cren
• 1997-07-28 Sold (Public Records) $9,000 Public Records

Property tax history

-4.6%/yr

Latest (2021): $8 · -62.1% YoY. Source: county tax records.