40781 Hwy 160 #10 · Mancos, CO 81328

$107,000

2 bd · 2.0 ba · 896 sqft · Manufactured · 184 Days on market

Built 2017

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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
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bank financing available with low down payment! Charming 2 bedroom, 2 bathroom mobile home located in the town of Mancos. This home features a kitchen with appliances, plus a washer and dryer for added convenience. Enjoy beautiful views of Mesa Verde and easy access to hiking right nearby. Mancos is known for its great coffee shops and small-town charm. Lot rent is only $500 per month, which includes water and sewer. Call today to view this affordable home!

Key facts

• Washer and dryer
• Built 2017
• Listed 183 days

Tags

• KITCHEN WITH APPLIANCES
• WASHER AND DRYER
• BEAUTIFUL VIEWS OF MESA VERDE
• EASY ACCESS TO HIKING

Property features AI

Finance

• Financial info: Annual taxes are $73 (tax year 2025)

Exterior

• Home design: Single-family residential
• Exterior features: Currently used as a residential single-family property

Interior

• Bedrooms: Not specified
• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $107k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.4% in Mancos — 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 72/100 on livability (#68 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, amenities F, commute F.
• Mancos School District Re-6 (rural): math 20% / reading 40% proficiency, ranked #101 of 176 in CO (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 24 units permitted in Montezuma County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $94,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.68% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.86%
• DSCR: 2.42
• GRM: 5.0

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: 26.8%
• Equity multiple: 2.11×
• Total profit: $33,288
• Equity at exit: $15,954

10-year hold

• IRR: 34.4%
• Equity multiple: 4.14×
• Total profit: $94,060
• Equity at exit: $9,251

Cash invested: $29,960 (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 81328

• Home prices YoY: -31.0%
• Active inventory: 58
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $796

Break-even live

Break-even rent $793

Max offer price $107,000

Occupancy floor 51%

Sensitivity live

Price	-10% $856	-5% $826	+0% $796	+5% $765	+10% $735
Rent	-10% $653	-5% $724	+0% $796	+5% $867	+10% $938
Rate	-1.0pp $849	-0.5pp $823	base $796	+0.5pp $768	+1.0pp $740

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $107,000 Active 184 DOM
2. 2026-06-18
   days on market $107,000 Active 183 DOM
3. 2026-06-17
   days on market $107,000 Active 182 DOM
4. 2026-06-16
   days on market $107,000 Active 181 DOM
5. 2026-06-15
   days on market $107,000 Active 180 DOM
6. 2026-06-14
   days on market $107,000 Active 178 DOM
7. 2026-06-12
   days on market $107,000 Active 177 DOM
8. 2026-06-09
   days on market $107,000 Active 174 DOM
9. 2026-06-08
   days on market $107,000 Active 173 DOM
10. 2026-06-07
    days on market $107,000 Active 172 DOM
11. 2026-06-05
    days on market $107,000 Active 169 DOM
12. 2026-06-03
    days on market $107,000 Active 168 DOM
13. 2026-06-02
    days on market $107,000 Active 167 DOM
14. 2026-06-01
    days on market $107,000 Active 166 DOM
15. 2026-05-31
    days on market $107,000 Active 165 DOM
16. 2026-05-30
    days on market $107,000 Active 164 DOM
17. 2026-04-06
    price $107,000
18. 2025-12-15
    listed $115,000 Active
19. 2025-08-28
    historical
20. 2025-06-30
    listed $77,000 Active
21. 2025-05-26
    historical
22. 2025-02-09
    price $77,000
23. 2025-01-16
    listed $79,000 Active
24. 2024-09-16
    historical
25. 2024-08-28
    status Active
26. 2024-06-21
    listed $57,900 Active

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $588 · $49/mo
• Expected delta: +$335/yr (+$28/mo · 131.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥84°F today · 20 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: $21,606
• − Mortgage interest: −$5,994
• − Property taxes: −$254
• − Insurance: −$535
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,113
• Taxable income: $8,254
• Est. tax owed @ 24.0%: −$1,981
• After-tax cash flow: $7,566/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: Mancos School District Re-6
• NCES district ID: 0805460
• Math proficiency: 20% ▲ 20.00%
• Reading proficiency: 40% ▲ 19.00%
• Median HH income: $49,636
• Composite: 28.97/100
• National rank: #11935
• State rank: #101 of 176 in CO

Livability — Mancos

• Score: 72/100
• State rank: #68
• US rank: #6355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mancos, CO
• County: Montezuma County · 18,723 people
• City population: 4,487
• Metro: nan
• Population (ZIP): 4,487
• Household income: $72,522
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 65.0

Population outlook (Montezuma County) Hauer SSP2

• Today (2025): 26,943 people
• By 2030: 27,208 · +1.0%
• By 2040: 27,372 · +1.6%
• By 2050: 27,180 · +0.9%
• By 2075: 26,493 · -1.7%
• By 2100: 23,364 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Montezuma

• 2024 margin: Strong R (+21.0) · D 38.3% · R 59.3% · Other 2.5%
• 2008→2024 swing: -1.6pp toward R · 2008: -19.4pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+22.4 2016: R+30.3 2012: R+23.6 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.69%
• Current HPI: 277.8609
• 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

+84.8% since first listed

10 events — show timeline

• 2026-04-06 Price Changed $107,000 cren
• 2025-12-15 Listed $115,000 cren
• 2025-08-28 Listing Removed — cren
• 2025-06-30 Listed $77,000 cren
• 2025-05-26 Listing Removed — cren
• 2025-02-09 Price Changed $77,000 cren
• 2025-01-16 Listed $79,000 cren
• 2024-09-16 Listing Removed — cren
• 2024-08-28 Relisted — cren
• 2024-06-21 Listed $57,900 cren

Property tax history

+4.1%/yr

Latest (2025): $254 · +217.3% YoY. Source: county tax records.