1095 Western Dr Lot 608B · Cimarron Hills, CO 80915

$88,999

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 43 Days on market

Built 2020 Good condition Est $89k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Built in 2020, this exceptionally well-maintained 2-bedroom, 2-bath single-wide home is inspected, move-in ready, and in crispy clean condition. Fresh brand new exterior paint, new stairs, and brand new carpet throughout give the home a refreshed and welcoming feel from the moment you arrive. The bright open-concept layout seamlessly connects the living, dining, and kitchen spaces, creating an inviting atmosphere perfect for everyday living or entertaining. The kitchen features modern finishes, updated appliances, and ample cabinet space, while both bedrooms are generously sized. The private primary suite offers added comfort and convenience with its own full bath. Pride of ownership shines

Key facts

• Updated appliances
• Private bath
• Modern finishes

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN FINISHES
• AMPLE CABINET SPACE
• UPDATED APPLIANCES
• PRIVATE BATH

Property features AI

Finance

• Financial info: Land lease: $750 monthly
• HOA & community: Community pool and clubhouse; Monthly association fee

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Mobile home (residential); Single-story (above-grade finished area present)
• Construction: Frame construction; Composition roof
• Exterior features: No patio or porch listed

Interior

• Kitchen: Range; Oven; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Master bedroom on the main level; No fireplace
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 3.9% in Cimarron Hills — 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 68/100 on livability (#111 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, employment A-; Watch: crime F, amenities F, commute F.
• Colorado Springs School District No. 11 In The County Of E (urban): math 20% / reading 37% proficiency, ranked #56 of 86 in CO (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.6%/yr); 145 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• El Paso County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($86k) 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,329 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.77% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.25%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $88,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1095 Western Dr Lot 608B	0.00mi	2/2.0	1,080 (0%)	1mo	$88,999	$82	99

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.77×
• Total profit: $19,217
• Equity at exit: $13,270

10-year hold

• IRR: 26.6%
• Equity multiple: 3.18×
• Total profit: $54,282
• Equity at exit: $7,695

Cash invested: $24,920 (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 80915

• Home prices YoY: -30.2%
• Rents YoY: 1.6%
• Active inventory: 145
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $562

Break-even live

Break-even rent $863

Max offer price $88,999

Occupancy floor 59%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7010 Crossbuck Pt Colorado Springs, CO	1.0–3.0	1.0–2.0	981	$2,126	$2.17	2d	17	0.35mi
1048 Western Dr Unit 4 Colorado Springs, CO	2.0	1.0	810	$1,000	$1.23	14d	1	0.37mi
1180 Chiricahua Loop Colorado Springs, CO	2.0	1.0	750	$900	$1.20	23d	1	0.38mi
1115 Chiricahua Loop Unit B Colorado Springs, CO	2.0	1.0	752	$1,095	$1.46	3d	1	0.39mi
1055 Chiricahua Loop Colorado Springs, CO	2.0	1.0	750	$889	$1.19	23d	1	0.42mi
1329 Soaring Eagle Dr Colorado Springs, CO	2.0	2.0	960	$1,350	$1.41	21d	1	0.42mi
6850 Western Pl Unit 1 Colorado Springs, CO	2.0	1.0	730	$914	$1.25	3d	1	0.44mi
1303 Soaring Eagle Dr Colorado Springs, CO	2.0	1.5	960	$1,495	$1.56	23d	1	0.45mi
6829 Western Pl Colorado Springs, CO	2.0	1.0	800	$1,500	$1.88	23d	1	0.48mi
6823 Western Pl Colorado Springs, CO	2.0	1.0	800	$1,500	$1.88	23d	1	0.48mi
1268 Soaring Eagle Dr Colorado Springs, CO	2.0	2.0	896	$1,414	$1.58	23d	1	0.53mi
810 Western Dr Colorado Springs, CO	1.0–2.0	1.0–2.0	792	$1,492	$1.88	3d	8	0.68mi
6450 Chippewa Rd Unit 3 Colorado Springs, CO	3.0	1.0	850	$1,395	$1.64	3d	1	0.68mi
1466 Hathaway Dr Unit F Colorado Springs, CO	2.0	1.0	730	$1,115	$1.53	3d	1	0.70mi
6944 Palmer Park Blvd Colorado Springs, CO	3.0	2.5	1280	$1,950	$1.52	2d	1	0.77mi
6765 Pahokee Ct Unit 1 Colorado Springs, CO	2.0	1.0	729	$1,395	$1.91	21d	1	0.78mi
1020 Solace Pond Vw Colorado Springs, CO	1.0–3.0	1.0–2.0	1158	$2,150	$1.86	2d	12	1.16mi
8120 Postrock Dr Colorado Springs, CO	3.0	2.0	1215	$2,200	$1.81	2d	1	1.24mi
2399 Washo Cir Colorado Springs, CO	2.0	1.5	960	$1,700	$1.77	2d	1	1.30mi
2434 Vanhoutte Vw Colorado Springs, CO	3.0	2.5	1438	$2,800	$1.95	2d	1	1.32mi
7230 Constitution Square Hts Colorado Springs, CO	1.0–3.0	1.0–2.0	992	$1,548	$1.56	2d	12	1.35mi
1888 Reilly Grv Colorado Springs, CO	2.0	2.5	1396	$2,150	$1.54	10d	1	1.36mi
6323 Montero Cir Colorado Springs, CO	1.0	1.0	1264	$1,700	$1.34	2d	1	1.41mi
6460 Mohican Dr Colorado Springs, CO	3.0	2.0	1040	$2,100	$2.02	2d	1	1.42mi
7640 Norice GRV Colorado Springs, CO	1.0–3.0	1.0–2.0	1051	$2,025	$1.93	2d	11	1.44mi
7333 Rosa Belle Hts Colorado Springs, CO	2.0	2.0	1302	$2,100	$1.61	21d	1	1.45mi
5704 Ella VW Colorado Springs, CO	1.0–3.0	1.0–3.0	1107	$2,302	$2.08	3d	177	1.47mi
5704 Ella VW Colorado Springs, CO	2.0	2.0	1052	$2,910	$2.77	23d	1	1.47mi
1350 Cascade Creek Vw Colorado Springs, CO	1.0–3.0	1.0–2.0	1042	$1,818	$1.74	3d	24	1.50mi

Listing history 4 events

1. 2026-05-23
   status Active
2. 2026-05-10
   historical Active Under Contract
3. 2026-05-10
   status Pending
4. 2026-04-15
   listed $88,999 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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 6 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,885
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,589
• Taxable income: $5,711
• Est. tax owed @ 24.0%: −$1,371
• After-tax cash flow: $5,370/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2020-built, move-in ready manufactured home is in excellent condition with fresh paint, new carpet, and modern finishes. It offers a bright open-concept layout and is ready for immediate occupancy.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace carpet — New carpet improves comfort and value
• Resale Update kitchen backsplash — Modern backsplash enhances kitchen aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace carpet — New carpet improves comfort and value ↑
• Resale Update kitchen backsplash — Modern backsplash enhances kitchen aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Colorado Springs School District No. 11 In The County Of E
• NCES district ID: 0803060
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $47,884
• Composite: 24.69/100
• National rank: #7613
• State rank: #56 of 86 in CO

Livability — Cimarron Hills

• Score: 68/100
• State rank: #111
• US rank: #9580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cimarron Hills, CO
• County: El Paso County · 689,348 people
• City population: 23,570
• Metro: Colorado Springs, CO
• Population (ZIP): 23,884
• Household income: $72,352
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 650.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 27% Two or more races 15% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 88% English-only · Spanish 9% Tagalog/Filipino 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: ▼ -122.65%
• Current HPI: 283.9227
• Rent YoY: ▲ 1.59%
• Metro: Colorado 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

4 events — show timeline

• 2026-05-23 Relisted — PARMLS
• 2026-05-10 Contingent — PARMLS
• 2026-05-10 Pending — PARMLS
• 2026-04-15 Listed $88,999 PARMLS