910 J St Unit C7 · Salida, CO 81201

$59,900

2 bd · 2.0 ba · 784 sqft · Manufactured public records · 92 Days on market

Built 1983

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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 +7.5/15.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! This updated 2-bedroom, 2-bath home offers additional flex space perfect for sewing, crafting, or extra storage. Thoughtfully renovated with modern touches, the home is move-in ready and designed for comfortable living. Conveniently located near downtown Salida, you'll enjoy easy access to local shops, restaurants, and community amenities. A nearby walking path provides a peaceful place to get fresh air and leads toward the river, which runs through the heart of downtown. Salida is ideally situated for outdoor enthusiasts, with quick access to the mountains and year-round recreation including hiking, biking, rafting, and more. Seeing is believing!

Key facts

• Updated home
• Nearby river
• Walking path

Tags

• UPDATED HOME
• WALKING PATH
• NEARBY RIVER

Property features AI

Finance

• HOA & community: Has an association (self-managed); Association fees include sewer, trash and water; Association fee frequency: None

Exterior

• Parking: 2 total parking spaces; 2 off-street spaces; Unpaved parking
• Utilities: Public water; Public sewer; Electricity connected; Phone connected
• Home design: Single-family manufactured home; One story; Property is unattached; Individually owned
• Construction: Metal siding; Metal roof
• Exterior features: Private yard; Front porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms, both on the main level; Primary suite on main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Laminate counters
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 30.5% vs local median 2.0% in Salida — 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 82/100 on livability (#5 in CO, #1,263 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, health & safety A+, crime A; Watch: cost of living F.
• Salida School District No. R-32 (town): math 44% / reading 60% proficiency, ranked #12 of 86 in CO (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Longfellow Elementary School (math 62% / reading 52%, grade C+, #115 of 966 statewide, top 14%, 455 students, 36% FRL); Salida Middle School (math 32% / reading 57%, grade D, #56 of 270 statewide, top 23%, 315 students, 34% FRL); Salida High School (math 42% / reading 67%, grade C-, #78 of 381 statewide, top 22%, 394 students, 24% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 288 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 289 units permitted in Chaffee County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chaffee County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 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. 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.
6. 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.
7. 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: 3.43% ✓
• Cap rate: 30.54%
• Cash-on-cash: 86.61%
• DSCR: 4.85
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 87.1%
• Equity multiple: 5.02×
• Total profit: $67,421
• Equity at exit: $8,931

10-year hold

• IRR: 90.2%
• Equity multiple: 10.43×
• Total profit: $158,109
• Equity at exit: $5,179

Cash invested: $16,772 (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 81201

• Active inventory: 288
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $1,210

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 36%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Park Ave Salida, CO	1.0	1.0	688	$2,000	$2.91	14d	1	0.58mi
107 Park Ave Salida, CO	1.0	1.0	688	$2,000	$2.91	14d	1	0.59mi

Listing history 18 events

1. 2026-06-19
   days on market $59,900 Active 92 DOM
2. 2026-06-18
   days on market $59,900 Active 91 DOM
3. 2026-06-17
   days on market $59,900 Active 90 DOM
4. 2026-06-16
   days on market $59,900 Active 89 DOM
5. 2026-06-16
   remarks 693-char remark
6. 2026-06-15
   pricedays on market $59,900 Active 88 DOM
7. 2026-06-14
   days on market $89,000 Active 86 DOM
8. 2026-06-12
   days on market $89,000 Active 85 DOM
9. 2026-06-09
   days on market $89,000 Active 82 DOM
10. 2026-06-08
    days on market $89,000 Active 81 DOM
11. 2026-06-07
    days on market $89,000 Active 80 DOM
12. 2026-06-03
    days on market $89,000 Active 76 DOM
13. 2026-06-02
    days on market $89,000 Active 75 DOM
14. 2026-06-01
    days on market $89,000 Active 74 DOM
15. 2026-05-31
    days on market $89,000 Active 73 DOM
16. 2026-05-30
    days on market $89,000 Active 72 DOM
17. 2026-03-19
    listed $89,000 Active 673-char remark

    Show marketing remark (673 chars)

    Priced to sell! This updated 2-bedroom, 2-bath home offers additional flex space perfect for sewing, crafting, or extra storage. Thoughtfully renovated with modern touches, the home is move-in ready and designed for comfortable living. Conveniently located near downtown Salida, you'll enjoy easy access to local shops, restaurants, and community amenities. A nearby walking path provides a peaceful place to get fresh air and leads toward the river, which runs through the heart of downtown. Salida is ideally situated for outdoor enthusiasts, with quick access to the mountains and year-round recreation including hiking, biking, rafting, and more. Seeing is believing!

18. 2026-03-19
    listed $89,000 Active 673-char remark

    Show marketing remark (673 chars)

    Priced to sell! This updated 2-bedroom, 2-bath home offers additional flex space perfect for sewing, crafting, or extra storage. Thoughtfully renovated with modern touches, the home is move-in ready and designed for comfortable living. Conveniently located near downtown Salida, you'll enjoy easy access to local shops, restaurants, and community amenities. A nearby walking path provides a peaceful place to get fresh air and leads toward the river, which runs through the heart of downtown. Salida is ideally situated for outdoor enthusiasts, with quick access to the mountains and year-round recreation including hiking, biking, rafting, and more. Seeing is believing!

ⓘ 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 2/10 Low 9 d/yr ≥86°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,675
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$1,743
• Taxable income: $14,431
• Est. tax owed @ 24.0%: −$3,463
• After-tax cash flow: $11,062/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: Salida School District No. R-32
• NCES district ID: 0806330
• Math proficiency: 44% ▼ -5.00%
• Reading proficiency: 60% ▲ 1.00%
• Median HH income: $45,008
• Composite: 43.91/100
• National rank: #2912
• State rank: #12 of 86 in CO

Livability — Salida

• Score: 82/100
• State rank: #5
• US rank: #1263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salida, CO
• County: Chaffee County · 17,596 people
• City population: 9,294
• Metro: nan
• Population (ZIP): 9,294
• Household income: $80,248
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 324.0

Population outlook (Chaffee County) Hauer SSP2

• Today (2025): 20,413 people
• By 2030: 21,227 · +4.0%
• By 2040: 22,605 · +10.7%
• By 2050: 23,837 · +16.8%
• By 2075: 26,822 · +31.4%
• By 2100: 26,664 · +30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Romanian 4% Iranian 3%
• Foreign-born: 2% · South Korea, China
• Languages at home: 95% English-only · Spanish 3% Korean 1% French/Haitian/Cajun 1%

Political lean MEDSL · Chaffee

• 2024 margin: D (+13.6) · D 55.4% · R 41.9% · Other 2.7%
• 2008→2024 swing: +13.7pp toward D · 2008: -0.1pp · 2024: 13.6pp
• All cycles: 2024: D+13.6 2020: D+6.8 2016: R+4.6 2012: D+0.2 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -375.88%
• Current HPI: 273.9673
• Rent YoY: —
• Metro: nan
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-19 Listed $89,000 IRES
• 2026-03-19 Listed $89,000 REColorado as Distributed by MLS Grid

Property tax history

+18.9%/yr

Latest (2025): $94 · +103.7% YoY. Source: county tax records.