19 Danny St · Castle Rock, CO 80109

$115,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 16 Days on market

Built 2015 2,000 sqft lot Est $94k · 22% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to affordable living in Castle Park Mobile Home Park—one of the few established manufactured home communities right in the heart of Castle Rock! This well-maintained 3-bedroom, 2-bath home offers a rare opportunity to own in a highly desirable area at a fraction of the typical cost. Inside, you’ll find a comfortable, open-concept layout designed for easy living. The spacious kitchen connects seamlessly to the main living area, creating a welcoming space for both relaxing and entertaining. The primary suite features a private bath, while two additional bedrooms provide flexibility for guests, a home office, or additional living space. Living in Castle Park means enjoying

Key facts

• Private bath
• Spacious kitchen
• Off-street parking

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• PRIVATE BATH
• OFF-STREET PARKING

Property features AI

Finance

• Other: Property is on leased land in a manufactured home park
• HOA & community: Land lease in effect (monthly land lease); Land lease amount $1,100 per month; Land lease expires December 31, 2026; Located in a park with 1 pad

Exterior

• Parking: Total 2 parking spaces; 1 carport space; 1 off-street space
• Utilities: Public water; Public sewer; Electricity connected (110V and 220V); Natural gas connected; Cable available; Phone connected
• Home design: Manufactured home (manufactured in park); Single-story (all living on main level); Individual ownership; Front-facing covered porch
• Construction: Clayton manufactured home; Frame construction with wood siding; Composition roof; Vinyl skirting; Manufactured dimensions approximately 66 ft by 16 ft
• Exterior features: Private yard; Landscaped lot; Covered front porch

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Disposal; Laminate counters
• Bedrooms: 3 bedrooms, all on the main level; Primary suite located on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Laminate countertops; Primary suite; Smoke-free
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 3.1% in Castle Rock — 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 78/100 on livability (#15 in CO, #2,469 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, employment A+; Watch: health & safety D+, commute D-, cost of living F.
• Douglas County School District No. RE-1 (suburban): math 45% / reading 62% proficiency, ranked #7 of 86 in CO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Clear Sky Elementary (math 47% / reading 52%, grade D, #207 of 966 statewide, top 24%, 675 students, 14% FRL); Castle Rock Middle School (math 30% / reading 49%, grade F, #84 of 270 statewide, top 32%, 748 students, 14% FRL); Castle View High School (math 38% / reading 67%, grade C-, #89 of 381 statewide, top 23%, 1,990 students, 0% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: Rents flat; 183 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,131 units permitted in Douglas County in 2024 (950 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Douglas County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $115k implies a 324% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 2.22% ✓
• Cap rate: 19.99%
• Cash-on-cash: 48.93%
• DSCR: 3.18
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $93,984
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Danny St	0.00mi	3/2.0	1,056 (0%)	0mo	$99,400	$94	100
17 Darren St	0.04mi	3/2.0	1,120 (+6%)	10mo	$100,000	$89	80
7 Darren St	0.06mi	2/2.0 (-1)	1,120 (+6%)	13mo	$90,000	$80	71
19 Jason St	0.08mi	3/2.0	1,200 (+14%)	18mo	$105,000	$88	59

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 · 0.38% rent growth · sell at horizon

5-year hold

• IRR: 43.6%
• Equity multiple: 2.81×
• Total profit: $58,423
• Equity at exit: $17,147

10-year hold

• IRR: 48.5%
• Equity multiple: 5.13×
• Total profit: $132,973
• Equity at exit: $9,943

Cash invested: $32,200 (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 80109

• Home prices YoY: -24.0%
• Rents YoY: 0.4%
• Active inventory: 183
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$603
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $1,313

Break-even live

Break-even rent $888

Max offer price $115,000

Occupancy floor 44%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Jerry St Castle Rock, CO	3.0	1.0–3.0	862	$3,029	$3.51	12d	149	0.27mi
307 Jerry St Castle Rock, CO	2.0	1.0	1150	$1,995	$1.73	14d	1	0.41mi
115 Wilcox St Castle Rock, CO	2.0	1.0–2.0	825	$2,504	$3.03	2d	6	0.55mi
1465 Red Hawk Dr Castle Rock, CO	3.0	2.0	1343	$2,646	$1.97	2d	2	0.57mi
1457 Red Hawk Dr Castle Rock, CO	3.0	2.5	1537	$3,085	$2.01	12d	2	0.61mi
701 Canyon Dr Unit 701 Castle Rock, CO	2.0	2.0	1060	$2,000	$1.89	5d	1	0.62mi
20 Wilcox St Castle Rock, CO	1.0–3.0	1.0–2.0	1180	$4,200	$3.56	24d	2	0.63mi
677 Canyon Dr Castle Rock, CO	2.0	2.0	1299	$2,300	$1.77	14d	1	0.63mi
122 Lewis St Unit B Castle Rock, CO	2.0	1.0	750	$1,550	$2.07	18d	1	0.72mi
7 Cantril St Castle Rock, CO	2.0–3.0	1.0–2.0	1072	$2,295	$2.14	2d	5	0.73mi
602 South St Unit C Castle Rock, CO	2.0	1.0	890	$1,450	$1.63	24d	1	0.78mi
472 S Gilbert St Castle Rock, CO	2.0	1.0	860	$1,520	$1.77	2d	1	1.10mi
481 S Oman Rd Castle Rock, CO	2.0	1.0	867	$1,525	$1.76	5d	1	1.11mi
960 Bishop Ct Castle Rock, CO	3.0	1.0	892	$1,609	$1.80	24d	1	1.22mi
910 Bishop Ct Castle Rock, CO	2.0	1.0	900	$1,334	$1.48	16d	1	1.25mi
920 Bishop Ct Castle Rock, CO	3.0	1.0	892	$1,518	$1.70	16d	1	1.25mi
1100 E Plum Creek Pkwy Castle Rock, CO	1.0–3.0	1.0–2.0	984	$2,596	$2.64	2d	33	1.39mi

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-12
   listed $115,000 Active
3. 2011-06-01
   soldstatus $27,143

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$27/yr (+$2/mo · 4.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 9 d/yr ≥89°F today · 24 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: $30,599
• − Mortgage interest: −$6,442
• − Property taxes: −$605
• − Insurance: −$575
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$3,345
• Taxable income: $14,736
• Est. tax owed @ 24.0%: −$3,537
• After-tax cash flow: $12,220/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: Douglas County School District No. RE-1
• NCES district ID: 0803450
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $103,175
• Composite: 50.71/100
• National rank: #1818
• State rank: #7 of 86 in CO

Livability — Castle Rock

• Score: 78/100
• State rank: #15
• US rank: #2469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Castle Rock, CO
• County: Douglas County · 358,815 people
• City population: 66,879
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 28,400
• Household income: $155,025
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 472.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 400,644 people
• By 2030: 438,441 · +9.4%
• By 2040: 509,940 · +27.3%
• By 2050: 571,695 · +42.7%
• By 2075: 699,992 · +74.7%
• By 2100: 751,119 · +87.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Douglas

• 2024 margin: Lean R (+7.0) · D 45.3% · R 52.3% · Other 2.4%
• 2008→2024 swing: +10.2pp toward D · 2008: -17.2pp · 2024: -7.0pp
• All cycles: 2024: R+7.0 2020: R+7.2 2016: R+18.1 2012: R+26.5 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.64%
• Current HPI: 268.6028
• Rent YoY: ▲ 0.38%
• 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

+323.7% since first listed

3 events — show timeline

• 2026-04-29 Pending — REColorado as Distributed by MLS Grid
• 2026-04-12 Listed $115,000 REColorado as Distributed by MLS Grid
• 2011-06-01 Sold (Public Records) $27,143 Public Records

Property tax history

+9.5%/yr

Latest (2025): $605 · +178.2% YoY. Source: county tax records.