310 Blossom Rd · Woodland Park, CO 80863

$145,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 363 Days on market

Built 1982 10,018 sqft lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a modest two-bedroom, one-bath mobile home built in 1982 and nestled within the wooded Tranquil Acres community just outside Woodland Park. Offering quick access to hiking trails and mountain scenery. Sit out on the covered back deck and enjoy the outdoors. At this price point, it’s an ideal opportunity for an investor or owner-builder to breathe new life into the home. Just 10–15 minute drive from Woodland Park’s dining and services, and about a half hour drive to Colorado Springs, this parcel presents both convenience and potential in a serene mountain setting.

Key facts

• Covered back deck
• Wooded community
• 0.23 acre lot

Tags

• COVERED BACK DECK
• WOODED COMMUNITY
• SERENE MOUNTAIN SETTING

Property features AI

Finance

• Financial info: Financing options include Cash, Conventional, FHA, and VA
• HOA & community: No HOA; No association fees

Exterior

• Parking: Gravel driveway
• Utilities: Water provided by an association/district; Electricity available; Propane service
• Home design: Single-family, single-wide manufactured home (HUD standard); Existing home; Post-and-pier foundation
• Construction: Aluminum/vinyl/steel siding; Metal roof
• Exterior features: Covered patio with wood deck; Rear fence; Storage shed on property; Sloping lot with trees/woods; Near schools and shopping

Interior

• Kitchen: Gas range/oven; Oven; Refrigerator; Gas in kitchen
• Bedrooms: Main-floor bedroom
• Flooring: Carpet; Tile; Vinyl/linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Propane-fired forced air heating; No central air conditioning
• Interior features: Carpeted entry; Carpet, tile, and vinyl/linoleum flooring throughout; Forced air heating with propane
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.5% in Woodland Park — 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 71/100 on livability (#78 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: commute F, cost of living F.
• Woodland Park School District No. Re-2 (town): math 28% / reading 47% proficiency, ranked #29 of 86 in CO (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 245 active listings in the ZIP; solid renter incomes; 148 units permitted in Teller County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Teller County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $145k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 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. 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: 1.23% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,447
• Equity at exit: $21,620

10-year hold

• IRR: 12.4%
• Equity multiple: 2.01×
• Total profit: $41,081
• Equity at exit: $12,537

Cash invested: $40,600 (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 80863

• Home prices YoY: -29.8%
• Rents YoY: 3.6%
• Active inventory: 245
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $405

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 72%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $145,000 Active 363 DOM
2. 2026-06-17
   days on market $145,000 Active 362 DOM
3. 2026-06-16
   days on market $145,000 Active 361 DOM
4. 2026-06-15
   days on market $145,000 Active 360 DOM
5. 2026-06-14
   days on market $145,000 Active 358 DOM
6. 2026-06-13
   statusdays on marketlisting id $145,000 Active 357 DOM
7. 2026-05-09
   price $145,000
8. 2026-04-14
   status Active
9. 2026-04-07
   historical Under Contract - Showing
10. 2026-03-18
    status Active
11. 2026-03-08
    historical Under Contract - Showing
12. 2026-03-03
    status Active
13. 2026-03-01
    historical
14. 2026-02-28
    historical
15. 2026-02-28
    historical
16. 2026-01-22
    price $155,000
17. 2026-01-22
    price $155,000
18. 2026-01-22
    price $155,000
19. 2025-12-16
    listed $175,000 Active
20. 2025-12-16
    listed $175,000 Active
21. 2025-12-15
    price $175,000
22. 2025-11-03
    historical
23. 2025-11-03
    historical
24. 2025-10-24
    price $195,000
25. 2025-10-24
    price $195,000
26. 2025-10-24
    price $195,000
27. 2025-08-21
    price $200,000
28. 2025-08-21
    price $200,000
29. 2025-08-21
    price $200,000
30. 2025-07-14
    price $225,000
31. 2025-07-14
    price $225,000
32. 2025-07-14
    price $225,000
33. 2025-06-18
    listed $250,000 Active
34. 2025-06-18
    listed $250,000 Active
35. 2025-06-18
    listed $250,000 Active
36. 2006-09-28
    soldstatus $35,000
37. 2001-09-11
    soldstatus $63,500

ⓘ 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 8/10 Severe
• 🌡 Heat 1/10 Low 5 d/yr ≥80°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,366
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$4,218
• Taxable income: $2,707
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $4,204/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: Woodland Park School District No. Re-2
• NCES district ID: 0807380
• Math proficiency: 28% ▼ -3.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $63,920
• Composite: 33.68/100
• National rank: #5385
• State rank: #29 of 86 in CO

Livability — Woodland Park

• Score: 71/100
• State rank: #78
• US rank: #7181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Teller County · 12,329 people
• City population: 12,329
• Metro: Colorado Springs, CO
• Population (ZIP): 12,329
• Household income: $104,779
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 418.0

Population outlook (Teller County) Hauer SSP2

• Today (2025): 22,404 people
• By 2030: 21,527 · -3.9%
• By 2040: 19,356 · -13.6%
• By 2050: 17,462 · -22.1%
• By 2075: 14,658 · -34.6%
• By 2100: 11,982 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · South Korea
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Teller

• 2024 margin: Solid R (+35.5) · D 31.0% · R 66.5% · Other 2.5%
• 2008→2024 swing: -7.3pp toward R · 2008: -28.1pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+35.2 2016: R+42.5 2012: R+33.1 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.47%
• Current HPI: 304.4625
• Rent YoY: ▲ 3.64%
• Metro: Colorado Springs, 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

+128.3% since first listed

31 events — show timeline

• 2026-05-09 Price Changed $145,000 elevateMLS
• 2026-04-14 Relisted — elevateMLS
• 2026-04-07 Contingent — elevateMLS
• 2026-03-18 Relisted — elevateMLS
• 2026-03-08 Contingent — elevateMLS
• 2026-03-03 Relisted — elevateMLS
• 2026-03-01 Delisted — elevateMLS
• 2026-02-28 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-02-28 Listing Removed — IRES
• 2026-01-22 Price Changed $155,000 elevateMLS
• 2026-01-22 Price Changed $155,000 IRES
• 2026-01-22 Price Changed $155,000 REColorado as Distributed by MLS Grid
• 2025-12-16 Listed $175,000 REColorado as Distributed by MLS Grid
• 2025-12-16 Listed $175,000 IRES
• 2025-12-15 Price Changed $175,000 elevateMLS
• 2025-11-03 Listing Removed — IRES
• 2025-11-03 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-10-24 Price Changed $195,000 elevateMLS
• 2025-10-24 Price Changed $195,000 IRES
• 2025-10-24 Price Changed $195,000 REColorado as Distributed by MLS Grid
• 2025-08-21 Price Changed $200,000 elevateMLS
• 2025-08-21 Price Changed $200,000 IRES
• 2025-08-21 Price Changed $200,000 REColorado as Distributed by MLS Grid
• 2025-07-14 Price Changed $225,000 elevateMLS
• 2025-07-14 Price Changed $225,000 IRES
• 2025-07-14 Price Changed $225,000 REColorado as Distributed by MLS Grid
• 2025-06-18 Listed $250,000 elevateMLS
• 2025-06-18 Listed $250,000 IRES
• 2025-06-18 Listed $250,000 REColorado as Distributed by MLS Grid
• 2006-09-28 Sold (Public Records) $35,000 Public Records
• 2001-09-11 Sold (Public Records) $63,500 Public Records

Property tax history

-12.1%/yr

Latest (2021): $48 · -54.4% YoY. Source: county tax records.