6464 Dillon Dr #48 · Pueblo, CO 81008

$95,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 13 Days on market

Built 2002 Est $83k · 15% over $645/mo HOA · 28% of rent

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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
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained ranch-style home in the highly desirable Northpoint community, offering a spacious open floor plan designed for both comfortable everyday living and elegant entertaining. The heart of the home is the modern, open-concept kitchen, complete with high-end appliances, abundant cabinetry, and generous counter space, perfect for hosting gatherings or preparing meals. The adjoining living and dining areas flow seamlessly, creating a bright and inviting atmosphere. The oversized primary suite is a true retreat, featuring a luxurious five-piece bath and a large walk-in closet. Two additional spacious bedrooms provide flexibility for guests, a home office, hobby

Key facts

• Open floor plan
• High-end appliances
• Abundant cabinetry

Tags

• OPEN FLOOR PLAN
• MODERN KITCHEN
• HIGH-END APPLIANCES
• ABUNDANT CABINETRY
• GENEROUS COUNTER SPACE
• OVERSIZED PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $645 (includes water); association reports no additional amenities

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Single-family subtype
• Construction: Frame and block construction with vinyl siding; Composition roof; Crawl space foundation; Built as a single-level home
• Exterior features: Deck; Corner lot; Shed(s); Has a view

Interior

• Kitchen: Disposal; Range; Oven; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Walk-in closets; Master suite on the main level; Double-pane windows
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 14.3% vs local median 2.6% in Pueblo — 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 (#45 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F, employment F.
• Pueblo County School District 70 (suburban): math 24% / reading 43% proficiency, ranked #40 of 86 in CO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 269 units permitted in Pueblo County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pueblo County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 2.44% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.44%
• DSCR: 2.27
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $82,944
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6464 Dillon Dr #11	0.14mi	3/2.0	1,344 (+4%)	7mo	$98,000	$73	82
6464 Dillon Dr Unit 3	0.03mi	3/2.0	1,456 (+12%)	6mo	$105,000	$72	73
6464 Dillon Dr #89	0.13mi	3/2.0	1,232 (-5%)	24mo	$79,000	$64	66
6464 Dillon Dr Unit 34	0.14mi	3/2.0	1,216 (-6%)	23mo	$73,400	$60	64
6464 Dillon Dr Unit 69	0.19mi	3/2.0	1,216 (-6%)	24mo	$70,000	$58	61

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $25,127
• Equity at exit: $14,165

10-year hold

• IRR: 31.0%
• Equity multiple: 3.82×
• Total profit: $75,083
• Equity at exit: $8,214

Cash invested: $26,600 (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 81008

• Active inventory: 32
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,318 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$40
• HOA: −$645
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $630

Break-even live

Break-even rent $1,520

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Outlook Blvd Pueblo, CO	1.0–3.0	1.0–2.0	919	$2,155	$2.34	13d	12	0.88mi
4749 Eagleridge Cir Pueblo, CO	1.0–3.0	1.0–2.0	933	$2,701	$2.89	13d	23	1.17mi

HOA detail

• Monthly dues: $645 · $7,740/yr

Listing history 34 events

1. 2026-06-19
   days on market $95,000 Active 13 DOM
2. 2026-06-18
   days on market $95,000 Active 12 DOM
3. 2026-06-17
   days on market $95,000 Active 11 DOM
4. 2026-06-16
   days on market $95,000 Active 10 DOM
5. 2026-06-15
   days on market $95,000 Active 9 DOM
6. 2026-06-14
   days on market $95,000 Active 7 DOM
7. 2026-06-13
   days on market $95,000 Active 6 DOM
8. 2026-06-10
   days on market $95,000 Active 4 DOM
9. 2026-06-09
   days on market $95,000 Active 3 DOM
10. 2026-06-08
    days on market $95,000 Active 2 DOM
11. 2026-06-07
    pricedays on marketlisting id $95,000 Active 1 DOM
12. 2026-06-03
    days on market $99,000 Active 10 DOM
13. 2026-06-02
    days on market $99,000 Active 9 DOM
14. 2026-06-01
    days on market $99,000 Active 8 DOM
15. 2026-05-31
    days on market $99,000 Active 7 DOM
16. 2026-05-30
    days on market $99,000 Active 6 DOM
17. 2026-05-24
    listed $99,000 Active
18. 2026-05-23
    historical
19. 2026-04-30
    status Active
20. 2026-04-25
    historical Active Under Contract
21. 2026-04-10
    listed $103,000 Active
22. 2025-11-22
    listed $107,000 Active
23. 2025-09-01
    price $114,900
24. 2025-08-22
    listed $119,900 Active
25. 2023-05-30
    soldstatus $119,900 Closed
26. 2023-05-23
    status Pending
27. 2023-05-18
    historical Active Under Contract
28. 2023-05-15
    price $119,900
29. 2023-05-06
    listed $124,900 Active
30. 2022-09-25
    status Pending
31. 2022-07-29
    listed $124,900 Active
32. 2019-10-23
    soldstatus $47,000
33. 2019-09-18
    listed $49,000
34. 2017-08-30
    listed $49,000

ⓘ 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: $213 · $18/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$310/yr (+$26/mo · 145.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 20 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: $27,811
• − Mortgage interest: −$5,321
• − Property taxes: −$213
• − Insurance: −$475
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − HOA: −$7,740
• − Depreciation: −$2,764
• Taxable income: $6,849
• Est. tax owed @ 24.0%: −$1,644
• After-tax cash flow: $5,921/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: Pueblo County School District 70
• NCES district ID: 0806150
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $59,438
• Composite: 29.93/100
• National rank: #6381
• State rank: #40 of 86 in CO

Livability — Pueblo

• Score: 73/100
• State rank: #45
• US rank: #5089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pueblo, CO
• County: Pueblo County · 151,887 people
• City population: 151,887
• Metro: Pueblo, CO
• Population (ZIP): 11,608
• Household income: $69,925
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 541.0

Population outlook (Pueblo County) Hauer SSP2

• Today (2025): 173,240 people
• By 2030: 177,716 · +2.6%
• By 2040: 185,125 · +6.9%
• By 2050: 190,642 · +10.0%
• By 2075: 201,611 · +16.4%
• By 2100: 196,443 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 13% Black 4% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1% Salvadoran 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Dominican Republic, Vietnam
• Languages at home: 91% English-only · Spanish 5% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Pueblo

• 2024 margin: Lean R (+5.1) · D 46.2% · R 51.3% · Other 2.5%
• 2008→2024 swing: -20.1pp toward R · 2008: 15.0pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+1.7 2016: D+0.3 2012: D+13.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -263.86%
• Current HPI: 248.2818
• Rent YoY: —
• Metro: Pueblo, 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

+102.0% since first listed

18 events — show timeline

• 2026-05-24 Listed $99,000 PARMLS
• 2026-05-23 Delisted — PARMLS
• 2026-04-30 Relisted — PARMLS
• 2026-04-25 Contingent — PARMLS
• 2026-04-10 Listed $103,000 PARMLS
• 2025-11-22 Listed $107,000 PARMLS
• 2025-09-01 Price Changed $114,900 PARMLS
• 2025-08-22 Listed $119,900 PARMLS
• 2023-05-30 Sold (MLS) $119,900 PARMLS
• 2023-05-23 Pending — PARMLS
• 2023-05-18 Contingent — PARMLS
• 2023-05-15 Price Changed $119,900 PARMLS
• 2023-05-06 Listed $124,900 PARMLS
• 2022-09-25 Pending — PARMLS
• 2022-07-29 Listed $124,900 PARMLS
• 2019-10-23 Sold (MLS) $47,000 PARMLS
• 2019-09-18 Listed $49,000 PARMLS
• 2017-08-30 Listed $49,000 PARMLS

Property tax history

-1.0%/yr

Latest (2025): $213 · +125.9% YoY. Source: county tax records.