125 12th St · Fairplay, CO 80440

$80,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 29 Days on market

Built 1995 Fair condition 3,920 sqft lot Est $139k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market—motivated seller with a price improvement! Welcome to 125 12th Street, Space 4, Fairplay, CO 80440—a charming and spacious manufactured home offering 4 bedrooms and 2 bathrooms, perfect for full-time living, a mountain getaway, or investment potential. This updated pricing creates an attractive price-per-square-foot value compared to other properties in the area, making it an excellent opportunity for buyers seeking affordability in the mountains. The property features a fully fenced yard with a wood fence, including a gate that opens to provide convenient off-street parking on the gravel patio. Two storage sheds and a gas grill are included, adding both functionality and outdoor enjoyment. Ideally located near Main Street and Highway 285, the home offers easy access to local amenities while maintaining a small-town mountain feel. Enjoy the outdoors with the Middle Fork of the South Platte River just a short walk away. You’ll appreciate being within walking distance to Prather’s Market, local restaurants, and breweries, while also being just a scenic drive from both Breckenridge and Buena Vista—perfect for skiing, hiking, and year-round recreation. Don’t miss this opportunity to own an affordable piece of Fairplay’s mountain lifestyle!

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1995

Property features AI

Finance

• HOA & community: Land lease of $1,295 per month (expires 6/30/2030); Located in Fairplay Gold Pan mobile home park

Exterior

• Parking: Two off-street parking spaces (total 2)
• Utilities: Public sewer
• Home design: Manufactured home located in a park; Single-story (main level living)
• Construction: Manufactured construction; Other-style roof
• Exterior features: Shaded lot approximately 0.09 acres; Lot in a land-lease community (lease through 6/30/2030)

Interior

• Kitchen: Includes dishwasher, oven, range, range hood, and refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level; One en-suite bathroom
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Oven; Range; Range hood; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.5% 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: commute D+, crime F, amenities 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.
• Zoned schools: Edith Teter Elementary School (math 15% / reading 34%, grade F, #604 of 966 statewide, top 63%, 211 students, 39% FRL); South Park Middle School (math 24% / reading 44%, grade F, #106 of 270 statewide, top 42%, 98 students, 36% FRL); South Park High School (math 10% / reading 70%, grade F, #167 of 381 statewide, top 46%, 124 students, 27% FRL) — zoned schools at 34% FRL track the district average.
• 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).
• This rent runs 30% of the median local income ($116k/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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.64% ✓
• Cap rate: 32.46%
• Cash-on-cash: 93.47%
• DSCR: 5.16
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $138,624
• 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	0.33mi	3/2.0	1,178 (-3%)	12mo	$125,000	$106	70
21980 Us-285 #7	0.36mi	3/2.0	1,178 (-3%)	11mo	$120,000	$102	69
21980 Us Highway 285 #23	0.29mi	3/2.0	1,186 (-2%)	20mo	$142,000	$120	66
21980 Us Highway 285 #33	0.30mi	3/2.0	1,186 (-2%)	21mo	$135,000	$114	64

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: 94.3%
• Equity multiple: 5.38×
• Total profit: $98,207
• Equity at exit: $11,928

10-year hold

• IRR: 97.1%
• Equity multiple: 11.21×
• Total profit: $228,787
• Equity at exit: $6,917

Cash invested: $22,400 (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: 2.3×

Monthly cashflow live

• Estimated rent: $2,908 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $1,745

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 35%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $80,000 Active 29 DOM
2. 2026-06-18
   days on market $80,000 Active 28 DOM
3. 2026-06-17
   days on market $80,000 Active 27 DOM
4. 2026-06-16
   days on market $80,000 Active 26 DOM
5. 2026-06-15
   days on market $80,000 Active 25 DOM
6. 2026-06-14
   days on market $80,000 Active 23 DOM
7. 2026-06-12
   days on market $80,000 Active 22 DOM
8. 2026-06-09
   days on market $80,000 Active 19 DOM
9. 2026-06-08
   days on market $80,000 Active 18 DOM
10. 2026-06-07
    days on market $80,000 Active 17 DOM
11. 2026-06-05
    days on market $80,000 Active 14 DOM
12. 2026-06-02
    days on market $80,000 Active 12 DOM
13. 2026-06-01
    days on market $80,000 Active 11 DOM
14. 2026-05-31
    days on market $80,000 Active 10 DOM
15. 2026-05-30
    days on market $80,000 Active 9 DOM
16. 2026-05-23
    price $102,500 1322-char remark

    Show marketing remark (1322 chars)

    Back on the market—motivated seller with a price improvement! Welcome to 125 12th Street, Space 4, Fairplay, CO 80440—a charming and spacious manufactured home offering 4 bedrooms and 2 bathrooms, perfect for full-time living, a mountain getaway, or investment potential. This updated pricing creates an attractive price-per-square-foot value compared to other properties in the area, making it an excellent opportunity for buyers seeking affordability in the mountains. The property features a fully fenced yard with a wood fence, including a gate that opens to provide convenient off-street parking on the gravel patio. Two storage sheds and a gas grill are included, adding both functionality and outdoor enjoyment. Ideally located near Main Street and Highway 285, the home offers easy access to local amenities while maintaining a small-town mountain feel. Enjoy the outdoors with the Middle Fork of the South Platte River just a short walk away. You’ll appreciate being within walking distance to Prather’s Market, local restaurants, and breweries, while also being just a scenic drive from both Breckenridge and Buena Vista—perfect for skiing, hiking, and year-round recreation. Don’t miss this opportunity to own an affordable piece of Fairplay’s mountain lifestyle!

17. 2026-05-21
    listed $80,000 Active
18. 2026-05-21
    historical $80,000
19. 2026-04-09
    price $105,000 1322-char remark

    Show marketing remark (1322 chars)

    Back on the market—motivated seller with a price improvement! Welcome to 125 12th Street, Space 4, Fairplay, CO 80440—a charming and spacious manufactured home offering 4 bedrooms and 2 bathrooms, perfect for full-time living, a mountain getaway, or investment potential. This updated pricing creates an attractive price-per-square-foot value compared to other properties in the area, making it an excellent opportunity for buyers seeking affordability in the mountains. The property features a fully fenced yard with a wood fence, including a gate that opens to provide convenient off-street parking on the gravel patio. Two storage sheds and a gas grill are included, adding both functionality and outdoor enjoyment. Ideally located near Main Street and Highway 285, the home offers easy access to local amenities while maintaining a small-town mountain feel. Enjoy the outdoors with the Middle Fork of the South Platte River just a short walk away. You’ll appreciate being within walking distance to Prather’s Market, local restaurants, and breweries, while also being just a scenic drive from both Breckenridge and Buena Vista—perfect for skiing, hiking, and year-round recreation. Don’t miss this opportunity to own an affordable piece of Fairplay’s mountain lifestyle!

20. 2026-03-09
    listed $110,000 Active 1322-char remark

    Show marketing remark (1322 chars)

    Back on the market—motivated seller with a price improvement! Welcome to 125 12th Street, Space 4, Fairplay, CO 80440—a charming and spacious manufactured home offering 4 bedrooms and 2 bathrooms, perfect for full-time living, a mountain getaway, or investment potential. This updated pricing creates an attractive price-per-square-foot value compared to other properties in the area, making it an excellent opportunity for buyers seeking affordability in the mountains. The property features a fully fenced yard with a wood fence, including a gate that opens to provide convenient off-street parking on the gravel patio. Two storage sheds and a gas grill are included, adding both functionality and outdoor enjoyment. Ideally located near Main Street and Highway 285, the home offers easy access to local amenities while maintaining a small-town mountain feel. Enjoy the outdoors with the Middle Fork of the South Platte River just a short walk away. You’ll appreciate being within walking distance to Prather’s Market, local restaurants, and breweries, while also being just a scenic drive from both Breckenridge and Buena Vista—perfect for skiing, hiking, and year-round recreation. Don’t miss this opportunity to own an affordable piece of Fairplay’s mountain lifestyle!

21. 2025-12-31
    historical
22. 2025-11-12
    price $110,000
23. 2025-10-18
    price $120,000
24. 2025-08-09
    listed $125,000 Active
25. 2025-08-06
    historical
26. 2021-02-11
    soldstatus $76,500 Closed
27. 2021-01-14
    status Pending
28. 2021-01-04
    listed $82,000 Active
29. 2020-12-03
    soldstatus $75,523 Closed
30. 2020-11-12
    status Pending
31. 2020-09-24
    listed $75,535 Active
32. 2020-09-21
    soldstatus $75,535 Closed
33. 2020-08-22
    status Pending
34. 2020-06-09
    listed $82,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥78°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,901
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,792
• − Management: −$2,792
• − Depreciation: −$2,327
• Taxable income: $20,908
• Est. tax owed @ 24.0%: −$5,018
• After-tax cash flow: $15,919/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. The kitchen and bathrooms are in need of modernization, and the exterior siding and windows are in poor condition. Landscaping the yard would also significantly enhance its curb appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate exterior siding — weathered and peeling
• Moderate windows — some appear old and may need replacement

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers
• Resale replace dated bathroom fixtures — modernizing the bathrooms would attract more buyers
• Resale repair and paint exterior siding — improving the exterior would enhance curb appeal
• Resale replace windows — newer windows would improve energy efficiency and appearance
• Both landscape the yard — improving the yard would enhance curb appeal and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · weathered and peeling	Moderate	$3,000–15,000
windows · some appear old and may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers ↑
• Resale replace dated bathroom fixtures — modernizing the bathrooms would attract more buyers ↑
• Resale repair and paint exterior siding — improving the exterior would enhance curb appeal ↑
• Resale replace windows — newer windows would improve energy efficiency and appearance ↑
• Both landscape the yard — improving the yard would enhance curb appeal and attract more renters ↑

ⓘ 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: 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

• Census place: Fairplay, CO
• 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

+25.0% since first listed

19 events — show timeline

• 2026-05-23 Price Changed $102,500 REColorado as Distributed by MLS Grid
• 2026-05-21 Listed $80,000 REColorado as Distributed by MLS Grid
• 2026-05-21 Coming Soon $80,000 REColorado as Distributed by MLS Grid
• 2026-04-09 Price Changed $105,000 REColorado as Distributed by MLS Grid
• 2026-03-09 Listed $110,000 REColorado as Distributed by MLS Grid
• 2025-12-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-11-12 Price Changed $110,000 REColorado as Distributed by MLS Grid
• 2025-10-18 Price Changed $120,000 REColorado as Distributed by MLS Grid
• 2025-08-09 Listed $125,000 REColorado as Distributed by MLS Grid
• 2025-08-06 Coming Soon — REColorado as Distributed by MLS Grid
• 2021-02-11 Sold (MLS) $76,500 REColorado as Distributed by MLS Grid
• 2021-01-14 Pending — REColorado as Distributed by MLS Grid
• 2021-01-04 Listed $82,000 REColorado as Distributed by MLS Grid
• 2020-12-03 Sold (MLS) $75,523 REColorado as Distributed by MLS Grid
• 2020-11-12 Pending — REColorado as Distributed by MLS Grid
• 2020-09-24 Listed $75,535 REColorado as Distributed by MLS Grid
• 2020-09-21 Sold (MLS) $75,535 REColorado as Distributed by MLS Grid
• 2020-08-22 Pending — REColorado as Distributed by MLS Grid
• 2020-06-09 Listed $82,000 REColorado as Distributed by MLS Grid