85 Sunflower Rd · Colorado Springs, CO 80907

$130,000

3 bd · 2.0 ba · 625 sqft · Land public records · 143 Days on market

Built 1997 ↓ 56% 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Customized 3 large Bedrooms, Master Suite on 1 end with oversized Bath + huge walk thru Closet. Oak Floors, Granite Countertops, custom lighting & plumbing thru out, pergola deck + 2 handicap ramps. People don’t believe it’s a mobile home!

Key facts

• Remodeled
• Updated finishes
• Ample cabinetry

Tags

• REMODELED
• UPDATED FINISHES
• MODERN LIGHTING
• AMPLE CABINETRY
• SLEEK COUNTERTOPS
• STYLISH TILE BACKSPLASH

Property features AI

Finance

• Financial info: Individual ownership
• HOA & community: Lot is on a land lease in the park; Land lease is $830 per month through 12/31/2026

Exterior

• Parking: Two off-street parking spaces; Concrete parking surface
• Utilities: Public sewer; Public water
• Home design: Manufactured in-park home (manufactured home); Single-story (all main-level rooms)
• Construction: Wood siding exterior; Composition roof; Built as a 40 by 28 manufactured home
• Exterior features: Located in Monument Creek park; Public water

Interior

• Kitchen: Includes dishwasher, disposal, microwave, range, refrigerator
• Bedrooms: Three bedrooms, all on the main level; Primary bedroom is a primary suite
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Hot water heating; Natural gas
• Interior features: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Laundry & utility: Washer and dryer in main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $130k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.3% in Colorado Springs — 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 (#23 in CO, #2,639 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: cost of living C-, crime F.
• Colorado Springs School District No. 11 In The County Of E (urban): math 20% / reading 37% proficiency, ranked #56 of 86 in CO (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jackson Elementary School (math 15% / reading 27%, grade F, #673 of 966 statewide, top 71%, 342 students, 82% FRL); North Middle School (math 21% / reading 42%, grade F, #121 of 270 statewide, top 46%, 590 students, 63% FRL); Coronado High School (math 32% / reading 58%, grade D-, #139 of 381 statewide, top 36%, 1,305 students, 45% FRL).
• Market conditions: Rents flat; 192 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• El Paso County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 4y ago; this cycle's ask has dropped $45k (26%) 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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. 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: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.11% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-5,842
• Equity at exit: $19,383

10-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $3,437
• Equity at exit: $11,240

Cash invested: $36,400 (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 80907

• Rents YoY: 0.1%
• Active inventory: 192
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $306

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 75%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3850 Schafer Hts Colorado Springs, CO	1.0–2.0	1.0–2.0	752	$1,524	$2.03	3d	5	0.32mi
3125 Sinton Rd Colorado Springs, CO	2.0	1.0	660	$1,402	$2.12	3d	6	0.53mi
3210 N Chestnut St Colorado Springs, CO	2.0	1.0	597	$1,233	$2.06	3d	8	0.60mi
2925 Tremont St Colorado Springs, CO	1.0–2.0	1.0	682	$915	$1.34	3d	8	0.68mi
2909 Sage St Colorado Springs, CO	2.0	1.0	689	$768	$1.11	21d	1	0.86mi
325 Cragmor Rd Colorado Springs, CO	2.0	1.0	537	$899	$1.67	3d	2	0.89mi
2922 Straus Ln Colorado Springs, CO	2.0	1.0	750	$1,150	$1.53	3d	1	0.89mi
6715 N Century St Colorado Springs, CO	1.0–3.0	1.0–2.0	1043	$2,645	$2.54	2d	26	0.94mi
2613 Concord St Apt 104 Colorado Springs, CO	2.0	1.0	725	$1,149	$1.58	3d	1	0.96mi
921 Westmoreland Rd Colorado Springs, CO	1.0–2.0	1.0	750	$1,234	$1.65	3d	12	0.97mi
3630 Rialto Hts Colorado Springs, CO	1.0–3.0	1.0–2.0	959	$1,925	$2.01	2d	13	1.01mi
3370 Bryson Hts Colorado Springs, CO	1.0–3.0	1.0–2.0	980	$2,294	$2.34	2d	21	1.02mi
1038 Westmoreland Rd Unit A Colorado Springs, CO	2.0	1.0	700	$875	$1.25	14d	1	1.09mi
2414 Tremont St Colorado Springs, CO	1.0–2.0	1.0	806	$1,580	$1.96	3d	5	1.10mi
4760 Rusina Rd Colorado Springs, CO	1.0–2.0	1.0–2.0	705	$1,441	$2.04	3d	14	1.13mi
1134 Westmoreland Rd Colorado Springs, CO	1.0–2.0	1.0	675	$1,050	$1.56	3d	2	1.18mi
2924 N Arcadia St Colorado Springs, CO	1.0–2.0	1.0	775	$1,099	$1.42	23d	4	1.20mi
3224 Illinois Ave Colorado Springs, CO	2.0	1.0	600	$1,249	$2.08	23d	1	1.32mi
975 Pettit Lake Hts Colorado Springs, CO	3.0	1.0–2.0	846	$2,226	$2.63	2d	28	1.38mi
2485 Bravery Hts Colorado Springs, CO	1.0–3.0	1.0–2.0	1032	$2,679	$2.59	2d	18	1.41mi
2640 Grand Vista Cir Colorado Springs, CO	1.0–3.0	1.0–2.0	973	$2,153	$2.21	2d	13	1.45mi

Listing history 50 events

1. 2026-06-18
   days on market $130,000 Active 143 DOM
2. 2026-06-17
   days on market $130,000 Active 142 DOM
3. 2026-06-16
   days on market $130,000 Active 141 DOM
4. 2026-06-15
   days on market $130,000 Active 140 DOM
5. 2026-06-14
   days on market $130,000 Active 138 DOM
6. 2026-06-10
   days on market $130,000 Active 135 DOM
7. 2026-06-09
   days on market $130,000 Active 134 DOM
8. 2026-06-08
   days on market $130,000 Active 133 DOM
9. 2026-06-07
   days on market $130,000 Active 132 DOM
10. 2026-06-05
    days on market $130,000 Active 129 DOM
11. 2026-06-03
    days on market $130,000 Active 128 DOM
12. 2026-06-03
    days on market $130,000 Active 127 DOM
13. 2026-06-01
    days on market $130,000 Active 126 DOM
14. 2026-05-31
    days on market $130,000 Active 125 DOM
15. 2026-05-12
    listed $175,000 Active 283-char remark

    Show marketing remark (283 chars)

    Customized 3 large Bedrooms, Master Suite on 1 end with oversized Bath + huge walk thru Closet. Oak Floors, Granite Countertops, custom lighting & plumbing thru out, pergola deck + 2 handicap ramps. People don’t believe it’s a mobile home!

16. 2026-04-17
    price $130,000
17. 2026-04-01
    price $90,000 537-char remark

    Show marketing remark (537 chars)

    Discover comfortable living in this well-maintained home located in the desirable Monument Creek Mobile Home Park. Featuring a functional split floor plan, this home offers privacy with bedrooms on opposite ends and a centrally located living area that’s perfect for everyday living and entertaining. Enjoy relaxing evenings on the spacious front porch, and take advantage of dedicated parking for added convenience. A great opportunity to own in a peaceful and well-kept community close to local amenities and easy access to I-25.

18. 2026-03-06
    price $110,000 537-char remark

    Show marketing remark (537 chars)

    Discover comfortable living in this well-maintained home located in the desirable Monument Creek Mobile Home Park. Featuring a functional split floor plan, this home offers privacy with bedrooms on opposite ends and a centrally located living area that’s perfect for everyday living and entertaining. Enjoy relaxing evenings on the spacious front porch, and take advantage of dedicated parking for added convenience. A great opportunity to own in a peaceful and well-kept community close to local amenities and easy access to I-25.

19. 2026-01-26
    listed $135,000 Active
20. 2026-01-05
    price $115,000 537-char remark

    Show marketing remark (537 chars)

    Discover comfortable living in this well-maintained home located in the desirable Monument Creek Mobile Home Park. Featuring a functional split floor plan, this home offers privacy with bedrooms on opposite ends and a centrally located living area that’s perfect for everyday living and entertaining. Enjoy relaxing evenings on the spacious front porch, and take advantage of dedicated parking for added convenience. A great opportunity to own in a peaceful and well-kept community close to local amenities and easy access to I-25.

21. 2025-10-31
    status Active 537-char remark

    Show marketing remark (537 chars)

    Discover comfortable living in this well-maintained home located in the desirable Monument Creek Mobile Home Park. Featuring a functional split floor plan, this home offers privacy with bedrooms on opposite ends and a centrally located living area that’s perfect for everyday living and entertaining. Enjoy relaxing evenings on the spacious front porch, and take advantage of dedicated parking for added convenience. A great opportunity to own in a peaceful and well-kept community close to local amenities and easy access to I-25.

22. 2025-10-30
    price $120,000 537-char remark

    Show marketing remark (537 chars)

    Discover comfortable living in this well-maintained home located in the desirable Monument Creek Mobile Home Park. Featuring a functional split floor plan, this home offers privacy with bedrooms on opposite ends and a centrally located living area that’s perfect for everyday living and entertaining. Enjoy relaxing evenings on the spacious front porch, and take advantage of dedicated parking for added convenience. A great opportunity to own in a peaceful and well-kept community close to local amenities and easy access to I-25.

23. 2025-10-04
    historical 537-char remark

    Show marketing remark (537 chars)

    Discover comfortable living in this well-maintained home located in the desirable Monument Creek Mobile Home Park. Featuring a functional split floor plan, this home offers privacy with bedrooms on opposite ends and a centrally located living area that’s perfect for everyday living and entertaining. Enjoy relaxing evenings on the spacious front porch, and take advantage of dedicated parking for added convenience. A great opportunity to own in a peaceful and well-kept community close to local amenities and easy access to I-25.

24. 2025-07-31
    listed $130,000 Active 537-char remark

    Show marketing remark (537 chars)

    Discover comfortable living in this well-maintained home located in the desirable Monument Creek Mobile Home Park. Featuring a functional split floor plan, this home offers privacy with bedrooms on opposite ends and a centrally located living area that’s perfect for everyday living and entertaining. Enjoy relaxing evenings on the spacious front porch, and take advantage of dedicated parking for added convenience. A great opportunity to own in a peaceful and well-kept community close to local amenities and easy access to I-25.

25. 2025-06-20
    soldstatus $158,000 Closed
26. 2025-06-13
    soldstatus $100,000 Closed
27. 2025-05-22
    status Pending
28. 2025-05-12
    status Pending Accepting Backup Offers
29. 2025-04-11
    listed $115,000 Active
30. 2025-04-01
    listed $165,000 Active
31. 2025-03-30
    historical $165,000
32. 2024-07-16
    soldstatus $117,000 Closed
33. 2024-06-18
    status Pending Accepting Backup Offers
34. 2024-06-14
    price $120,000
35. 2024-06-14
    status Active
36. 2024-05-13
    status Pending
37. 2024-03-30
    price $135,000
38. 2024-03-28
    soldstatus $92,000 Closed
39. 2024-03-04
    status Pending
40. 2024-02-08
    listed $92,000 Active
41. 2024-02-03
    status Active
42. 2024-01-22
    status Pending
43. 2023-12-08
    soldstatus $87,000 Closed
44. 2023-12-02
    listed $140,000 Active
45. 2023-11-09
    status Pending Accepting Backup Offers
46. 2023-10-14
    price $90,000
47. 2023-08-30
    status Active
48. 2023-08-30
    status Pending Accepting Backup Offers
49. 2023-08-16
    status Active
50. 2023-08-11
    status Pending Accepting Backup Offers

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,300
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$3,782
• Taxable income: $1,708
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $3,266/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: Colorado Springs School District No. 11 In The County Of E
• NCES district ID: 0803060
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $47,884
• Composite: 24.69/100
• National rank: #7613
• State rank: #56 of 86 in CO

Livability — Colorado Springs

• Score: 78/100
• State rank: #23
• US rank: #2639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colorado Springs, CO
• County: El Paso County · 689,348 people
• City population: 555,783
• Metro: Colorado Springs, CO
• Population (ZIP): 27,815
• Household income: $74,402
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1396.0

Population outlook (El Paso County) Hauer SSP2

• Today (2025): 768,926 people
• By 2030: 815,739 · +6.1%
• By 2040: 903,489 · +17.5%
• By 2050: 981,204 · +27.6%
• By 2075: 1,155,542 · +50.3%
• By 2100: 1,202,070 · +56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 10% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · El Paso

• 2024 margin: Lean R (+9.8) · D 43.8% · R 53.5% · Other 2.7%
• 2008→2024 swing: +9.0pp toward D · 2008: -18.8pp · 2024: -9.8pp
• All cycles: 2024: R+9.8 2020: R+10.8 2016: R+22.6 2012: R+21.4 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -544.07%
• Current HPI: 276.2139
• Rent YoY: ▲ 0.11%
• 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

-56.2% since first listed

47 events — show timeline

• 2026-05-12 Listed $175,000 FSBO.com
• 2026-04-17 Price Changed $130,000 REColorado as Distributed by MLS Grid
• 2026-04-01 Price Changed $90,000 REColorado as Distributed by MLS Grid
• 2026-03-06 Price Changed $110,000 REColorado as Distributed by MLS Grid
• 2026-01-26 Listed $135,000 REColorado as Distributed by MLS Grid
• 2026-01-05 Price Changed $115,000 REColorado as Distributed by MLS Grid
• 2025-10-31 Relisted — REColorado as Distributed by MLS Grid
• 2025-10-30 Price Changed $120,000 REColorado as Distributed by MLS Grid
• 2025-10-04 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-07-31 Listed $130,000 REColorado as Distributed by MLS Grid
• 2025-06-20 Sold (MLS) $158,000 REColorado as Distributed by MLS Grid
• 2025-06-13 Sold (MLS) $100,000 REColorado as Distributed by MLS Grid
• 2025-05-22 Pending — REColorado as Distributed by MLS Grid
• 2025-05-12 Pending — REColorado as Distributed by MLS Grid
• 2025-04-11 Listed $115,000 REColorado as Distributed by MLS Grid
• 2025-04-01 Listed $165,000 REColorado as Distributed by MLS Grid
• 2025-03-30 Coming Soon $165,000 REColorado as Distributed by MLS Grid
• 2024-07-16 Sold (MLS) $117,000 REColorado as Distributed by MLS Grid
• 2024-06-18 Pending — REColorado as Distributed by MLS Grid
• 2024-06-14 Price Changed $120,000 REColorado as Distributed by MLS Grid
• 2024-06-14 Relisted — REColorado as Distributed by MLS Grid
• 2024-05-13 Pending — REColorado as Distributed by MLS Grid
• 2024-03-30 Price Changed $135,000 REColorado as Distributed by MLS Grid
• 2024-03-28 Sold (MLS) $92,000 REColorado as Distributed by MLS Grid
• 2024-03-04 Pending — REColorado as Distributed by MLS Grid
• 2024-02-08 Listed $92,000 REColorado as Distributed by MLS Grid
• 2024-02-03 Relisted — REColorado as Distributed by MLS Grid
• 2024-01-22 Pending — REColorado as Distributed by MLS Grid
• 2023-12-08 Sold (MLS) $87,000 REColorado as Distributed by MLS Grid
• 2023-12-02 Listed $140,000 REColorado as Distributed by MLS Grid
• 2023-11-09 Pending — REColorado as Distributed by MLS Grid
• 2023-10-14 Price Changed $90,000 REColorado as Distributed by MLS Grid
• 2023-08-30 Relisted — REColorado as Distributed by MLS Grid
• 2023-08-30 Pending — REColorado as Distributed by MLS Grid
• 2023-08-16 Relisted — REColorado as Distributed by MLS Grid
• 2023-08-11 Pending — REColorado as Distributed by MLS Grid
• 2023-08-08 Listed $92,000 REColorado as Distributed by MLS Grid
• 2023-04-18 Sold (MLS) $86,000 REColorado as Distributed by MLS Grid
• 2023-03-20 Pending — REColorado as Distributed by MLS Grid
• 2023-03-09 Listed $89,000 REColorado as Distributed by MLS Grid
• 2023-03-08 Coming Soon $89,000 REColorado as Distributed by MLS Grid
• 2022-08-14 Pending — REColorado as Distributed by MLS Grid
• 2022-08-13 Listing Removed — REColorado as Distributed by MLS Grid
• 2022-08-12 Listed $100,000 REColorado as Distributed by MLS Grid
• 1998-09-04 Sold (Public Records) $57,337 Public Records
• 1997-05-12 Sold (Public Records) $400,000 Public Records
• 1997-05-12 Sold (Public Records) $400,000 Public Records

Property tax history

-4.0%/yr

Latest (2024): $7,247 · +1.0% YoY. Source: county tax records.