104 Pine St · Arriba, CO 80804

$124,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 49 Days on market

Built 1995 0.37 ac lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this ranch style 4-bedroom, 2-bathroom manufactured home situated on a spacious corner lot at 104 Pine Street. The thoughtfully designed layout features three bedrooms and a full bathroom on one side of the home, offering privacy and convenience for family or guests. The primary suite serves as a comfortable retreat, complete with a private 5-piece ensuite featuring double sinks, a soaking tub, and a separate shower. All appliances remain with the property. Outside, the property offers exceptional versatility with a detached garage/carport boasting five bays-three with roll-up doors and one with concrete flooring-ideal for vehicles, storage, or workshop space. A utility shed and an additional outbuilding, perfect for a greenhouse, add even more functionality. Located on a large corner lot, there is ample room for expansion, gardening, or outdoor living. Call today to schedule your showing!

Key facts

• Outbuilding
• Utility shed
• Corner lot

Tags

• CORNER LOT
• DETACHED GARAGE
• UTILITY SHED
• OUTBUILDING

Property features AI

Exterior

• Parking: Five total parking spaces; Five-car garage
• Utilities: Electricity connected; Natural gas connected; Community sewer
• Home design: Single-family manufactured home; One story; Unattached property
• Construction: Wood siding; Metal roof
• Exterior features: Deck; Corner lot; Public water

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Four bedrooms, all on the main level; Primary suite on the main level
• Bathrooms: Two full bathrooms, both on the main level; En suite bathroom in the primary suite
• Heating & cooling: Forced air heating (natural gas); Room air conditioning
• Interior features: Built-in features; Five-piece bath; High-speed internet; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (5.3% below list).
• Recommended offer: $118k (5.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#409 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Arriba-Flagler Consolidated School District No. 20 (rural): math 20% / reading 35% proficiency, ranked #125 of 176 in CO (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 8 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago 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.
• Current owner paid $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Recommended offer $118,231 (5.3% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 8.8

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: 13.9%
• Equity multiple: 1.79×
• Total profit: $27,768
• Equity at exit: $56,160

10-year hold

• IRR: 15.7%
• Equity multiple: 3.31×
• Total profit: $80,869
• Equity at exit: $86,550

Cash invested: $34,972 (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 80804

• Active inventory: 8
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $201

Break-even live

Break-even rent $928

Max offer price $124,900

Occupancy floor 78%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-23
   status Active 913-char remark

   Show marketing remark (913 chars)

   Welcome to this ranch style 4-bedroom, 2-bathroom manufactured home situated on a spacious corner lot at 104 Pine Street. The thoughtfully designed layout features three bedrooms and a full bathroom on one side of the home, offering privacy and convenience for family or guests. The primary suite serves as a comfortable retreat, complete with a private 5-piece ensuite featuring double sinks, a soaking tub, and a separate shower. All appliances remain with the property. Outside, the property offers exceptional versatility with a detached garage/carport boasting five bays-three with roll-up doors and one with concrete flooring-ideal for vehicles, storage, or workshop space. A utility shed and an additional outbuilding, perfect for a greenhouse, add even more functionality. Located on a large corner lot, there is ample room for expansion, gardening, or outdoor living. Call today to schedule your showing!

2. 2026-05-23
   status Active 913-char remark

   Show marketing remark (913 chars)

   Welcome to this ranch style 4-bedroom, 2-bathroom manufactured home situated on a spacious corner lot at 104 Pine Street. The thoughtfully designed layout features three bedrooms and a full bathroom on one side of the home, offering privacy and convenience for family or guests. The primary suite serves as a comfortable retreat, complete with a private 5-piece ensuite featuring double sinks, a soaking tub, and a separate shower. All appliances remain with the property. Outside, the property offers exceptional versatility with a detached garage/carport boasting five bays-three with roll-up doors and one with concrete flooring-ideal for vehicles, storage, or workshop space. A utility shed and an additional outbuilding, perfect for a greenhouse, add even more functionality. Located on a large corner lot, there is ample room for expansion, gardening, or outdoor living. Call today to schedule your showing!

3. 2026-05-13
   status Pending 913-char remark

   Show marketing remark (913 chars)

   Welcome to this ranch style 4-bedroom, 2-bathroom manufactured home situated on a spacious corner lot at 104 Pine Street. The thoughtfully designed layout features three bedrooms and a full bathroom on one side of the home, offering privacy and convenience for family or guests. The primary suite serves as a comfortable retreat, complete with a private 5-piece ensuite featuring double sinks, a soaking tub, and a separate shower. All appliances remain with the property. Outside, the property offers exceptional versatility with a detached garage/carport boasting five bays-three with roll-up doors and one with concrete flooring-ideal for vehicles, storage, or workshop space. A utility shed and an additional outbuilding, perfect for a greenhouse, add even more functionality. Located on a large corner lot, there is ample room for expansion, gardening, or outdoor living. Call today to schedule your showing!

4. 2026-05-13
   status Pending 913-char remark

   Show marketing remark (913 chars)

   Welcome to this ranch style 4-bedroom, 2-bathroom manufactured home situated on a spacious corner lot at 104 Pine Street. The thoughtfully designed layout features three bedrooms and a full bathroom on one side of the home, offering privacy and convenience for family or guests. The primary suite serves as a comfortable retreat, complete with a private 5-piece ensuite featuring double sinks, a soaking tub, and a separate shower. All appliances remain with the property. Outside, the property offers exceptional versatility with a detached garage/carport boasting five bays-three with roll-up doors and one with concrete flooring-ideal for vehicles, storage, or workshop space. A utility shed and an additional outbuilding, perfect for a greenhouse, add even more functionality. Located on a large corner lot, there is ample room for expansion, gardening, or outdoor living. Call today to schedule your showing!

5. 2026-03-29
   listed $124,900 Active 913-char remark

   Show marketing remark (913 chars)

   Welcome to this ranch style 4-bedroom, 2-bathroom manufactured home situated on a spacious corner lot at 104 Pine Street. The thoughtfully designed layout features three bedrooms and a full bathroom on one side of the home, offering privacy and convenience for family or guests. The primary suite serves as a comfortable retreat, complete with a private 5-piece ensuite featuring double sinks, a soaking tub, and a separate shower. All appliances remain with the property. Outside, the property offers exceptional versatility with a detached garage/carport boasting five bays-three with roll-up doors and one with concrete flooring-ideal for vehicles, storage, or workshop space. A utility shed and an additional outbuilding, perfect for a greenhouse, add even more functionality. Located on a large corner lot, there is ample room for expansion, gardening, or outdoor living. Call today to schedule your showing!

6. 2026-03-29
   listed $124,900 Active 913-char remark

   Show marketing remark (913 chars)

   Welcome to this ranch style 4-bedroom, 2-bathroom manufactured home situated on a spacious corner lot at 104 Pine Street. The thoughtfully designed layout features three bedrooms and a full bathroom on one side of the home, offering privacy and convenience for family or guests. The primary suite serves as a comfortable retreat, complete with a private 5-piece ensuite featuring double sinks, a soaking tub, and a separate shower. All appliances remain with the property. Outside, the property offers exceptional versatility with a detached garage/carport boasting five bays-three with roll-up doors and one with concrete flooring-ideal for vehicles, storage, or workshop space. A utility shed and an additional outbuilding, perfect for a greenhouse, add even more functionality. Located on a large corner lot, there is ample room for expansion, gardening, or outdoor living. Call today to schedule your showing!

7. 2012-12-31
   historical
8. 2012-09-10
   listed $31,900
9. 2012-09-07
   soldstatus $60,001

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$372/yr (+$31/mo · 117.9%)

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

Taxation est. · year 1

• Rental income: $14,188
• − Mortgage interest: −$6,996
• − Property taxes: −$315
• − Insurance: −$624
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,633
• Taxable income: $348
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $2,325/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: Arriba-Flagler Consolidated School District No. 20
• NCES district ID: 0802260
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $41,527
• Composite: 26.23/100
• National rank: #12701
• State rank: #125 of 176 in CO

Livability — Arriba

• Score: 50/100
• State rank: #409
• US rank: #25694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arriba, CO
• Population (ZIP): 376

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 5,641 people
• By 2030: 5,650 · +0.2%
• By 2040: 5,679 · +0.7%
• By 2050: 5,657 · +0.3%
• By 2075: 5,431 · -3.7%
• By 2100: 4,258 · -24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Native American 13% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 6% Lithuanian 3% Iranian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.5) · D 16.8% · R 81.3% · Other 1.9%
• 2008→2024 swing: -13.7pp toward R · 2008: -50.8pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+62.8 2016: R+61.4 2012: R+50.1 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+108.2% since first listed

9 events — show timeline

• 2026-05-23 Relisted — IRES
• 2026-05-23 Relisted — REColorado as Distributed by MLS Grid
• 2026-05-13 Pending — IRES
• 2026-05-13 Pending — REColorado as Distributed by MLS Grid
• 2026-03-29 Listed $124,900 REColorado as Distributed by MLS Grid
• 2026-03-29 Listed $124,900 IRES
• 2012-12-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2012-09-10 Listed $31,900 REColorado as Distributed by MLS Grid
• 2012-09-07 Sold (Public Records) $60,001 Public Records

Property tax history

-3.9%/yr

Latest (2025): $315 · +35.5% YoY. Source: county tax records.