722 Pawnee Ave · Flagler, CO 80815

$69,900

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 337 Days on market

Manufactured home Built 1983 0.32 ac lot ↓ 30% since listing

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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 +17.1/30.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom + 2 full bathrooms along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms: $5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. Buyer and/or Buyer's agent to verify all information.

Key facts

• Large corner lot
• 0.32 acre lot
• 2 garage spots

Tags

• LARGE CORNER LOT

Property features AI

Exterior

• Parking: Detached 2-car garage (2 parking spaces total)
• Utilities: Public sewer
• Home design: Single-family manufactured home; One story
• Construction: Wood siding; Composition roof; Manufactured house construction
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Oven; Range
• Bedrooms: Two bedrooms (both on the main level; one is a non-conforming bedroom)
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Forced air heating
• Interior features: Dishwasher, Oven, Range; In-unit laundry
• Laundry & utility: Laundry located in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $49 ($583/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 $67k (3.7% below list).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#323 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: 9 active listings in the ZIP; 3 units permitted in Kit Carson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (9.7% local appreciation)).
• Kit Carson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 337 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.04×
• Total profit: $39,932
• Equity at exit: $61,649

10-year hold

• IRR: 22.8%
• Equity multiple: 6.87×
• Total profit: $114,859
• Equity at exit: $131,567

Cash invested: $19,572 (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 80815

• Home prices YoY: 4.2%
• Active inventory: 9
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $673 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$141
• Net cashflow: $49

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 88%

Sensitivity live

Price	-10% $97	-5% $73	+0% $49	+5% $24	+10% $0
Rent	-10% $-5	-5% $22	+0% $49	+5% $75	+10% $102
Rate	-1.0pp $84	-0.5pp $66	base $49	+0.5pp $30	+1.0pp $12

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-22
   days on market $69,900 Active 337 DOM
2. 2026-06-21
   days on market $69,900 Active 336 DOM
3. 2026-06-19
   days on market $69,900 Active 334 DOM
4. 2026-06-18
   days on market $69,900 Active 333 DOM
5. 2026-06-17
   days on market $69,900 Active 332 DOM
6. 2026-06-16
   days on market $69,900 Active 331 DOM
7. 2026-06-15
   days on market $69,900 Active 330 DOM
8. 2026-06-14
   days on market $69,900 Active 328 DOM
9. 2026-06-12
   days on market $69,900 Active 327 DOM
10. 2026-06-09
    days on market $69,900 Active 324 DOM
11. 2026-06-08
    days on market $69,900 Active 323 DOM
12. 2026-06-07
    days on market $69,900 Active 322 DOM
13. 2026-06-05
    days on market $69,900 Active 320 DOM
14. 2026-06-04
    days on market $69,900 Active 318 DOM
15. 2026-06-02
    days on market $69,900 Active 317 DOM
16. 2026-06-01
    days on market $69,900 Active 316 DOM
17. 2026-05-31
    days on market $69,900 Active 315 DOM
18. 2026-05-31
    days on market $69,900 Active 314 DOM
19. 2025-09-26
    price $69,900 380-char remark

    Show marketing remark (380 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom + 2 full bathrooms along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms: $5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. Buyer and/or Buyer's agent to verify all information.

20. 2025-09-26
    price $69,900 380-char remark

    Show marketing remark (380 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom + 2 full bathrooms along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms: $5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. Buyer and/or Buyer's agent to verify all information.

21. 2025-08-19
    price $89,900 380-char remark

    Show marketing remark (460 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom (1 bedroom is non-conforming) + 1 full bathroom along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms:$5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. All information deemed reliable but not guaranteed, Buyer and/or Buyer's agent to verify all information.

22. 2025-08-19
    price $89,900 380-char remark

    Show marketing remark (460 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom (1 bedroom is non-conforming) + 1 full bathroom along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms:$5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. All information deemed reliable but not guaranteed, Buyer and/or Buyer's agent to verify all information.

23. 2025-08-19
    listed $89,900 Active 460-char remark

    Show marketing remark (460 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom (1 bedroom is non-conforming) + 1 full bathroom along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms:$5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. All information deemed reliable but not guaranteed, Buyer and/or Buyer's agent to verify all information.

24. 2025-07-29
    status Active 380-char remark

    Show marketing remark (380 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom + 2 full bathrooms along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms: $5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. Buyer and/or Buyer's agent to verify all information.

25. 2025-07-29
    status Active 380-char remark

    Show marketing remark (380 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom + 2 full bathrooms along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms: $5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. Buyer and/or Buyer's agent to verify all information.

26. 2025-07-28
    status Pending 380-char remark

    Show marketing remark (380 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom + 2 full bathrooms along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms: $5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. Buyer and/or Buyer's agent to verify all information.

27. 2025-07-28
    status Pending Accepting Backup Offers 380-char remark

    Show marketing remark (380 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom + 2 full bathrooms along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms: $5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. Buyer and/or Buyer's agent to verify all information.

28. 2025-07-19
    listed $94,500 Active 380-char remark

    Show marketing remark (380 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom + 2 full bathrooms along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms: $5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. Buyer and/or Buyer's agent to verify all information.

29. 2025-07-19
    listed $94,500 Active 380-char remark

    Show marketing remark (380 chars)

    Large 14,000 sq ft lot has a mobile home on the property (mobile home does not have a title). Mobile home is a 2 bedroom + 2 full bathrooms along with a 2 car detached garage. The land is located on a large corner lot. Owner will carry - terms: $5,000 down + 2 points origination 9% interest only payments w/ a 5 year balloon. Buyer and/or Buyer's agent to verify all information.

30. 2023-07-28
    soldstatus $95,000 Closed
31. 2023-07-28
    soldstatus $95,000 Sold
32. 2023-07-28
    soldstatus $95,000 Sold
33. 2023-07-05
    status Pending
34. 2023-07-05
    status Pending
35. 2023-07-05
    status Pending Accepting Backup Offers
36. 2023-06-24
    listed $99,900 Active
37. 2023-06-23
    listed $99,900 Active
38. 2023-06-23
    listed $99,900 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 5 d/yr ≥93°F today · 14 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: $8,076
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$646
• − Management: −$646
• − Depreciation: −$2,033
• Taxable loss: −$563
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $718/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 — Flagler

• Score: 56/100
• State rank: #323
• US rank: #22421

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: Flagler, CO
• Population (ZIP): 895

Population outlook (Kit Carson County) Hauer SSP2

• Today (2025): 8,035 people
• By 2030: 7,910 · -1.6%
• By 2040: 7,764 · -3.4%
• By 2050: 7,559 · -5.9%
• By 2075: 7,359 · -8.4%
• By 2100: 9,230 · +14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Portuguese 2% Lithuanian 2%
• Foreign-born: 4%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Kit Carson

• 2024 margin: Solid R (+68.3) · D 15.0% · R 83.4% · Other 1.6%
• 2008→2024 swing: -23.5pp toward R · 2008: -44.8pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+64.1 2016: R+65.5 2012: R+53.2 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.74%
• Current HPI: 240.2957
• 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

-30.0% since first listed

20 events — show timeline

• 2025-09-26 Price Changed $69,900 IRES
• 2025-09-26 Price Changed $69,900 REColorado as Distributed by MLS Grid
• 2025-08-19 Price Changed $89,900 IRES
• 2025-08-19 Price Changed $89,900 REColorado as Distributed by MLS Grid
• 2025-08-19 Listed $89,900 IRES
• 2025-07-29 Relisted — IRES
• 2025-07-29 Relisted — REColorado as Distributed by MLS Grid
• 2025-07-28 Pending — IRES
• 2025-07-28 Pending — REColorado as Distributed by MLS Grid
• 2025-07-19 Listed $94,500 REColorado as Distributed by MLS Grid
• 2025-07-19 Listed $94,500 IRES
• 2023-07-28 Sold (MLS) $95,000 IRES
• 2023-07-28 Sold (MLS) $95,000 IRES
• 2023-07-28 Sold (MLS) $95,000 REColorado as Distributed by MLS Grid
• 2023-07-05 Pending — IRES
• 2023-07-05 Pending — IRES
• 2023-07-05 Pending — REColorado as Distributed by MLS Grid
• 2023-06-24 Listed $99,900 IRES
• 2023-06-23 Listed $99,900 IRES
• 2023-06-23 Listed $99,900 REColorado as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2021): $47 · +0.0% YoY. Source: county tax records.