31722 Us 550 Hwy #11 · Durango, CO 81301

$138,500

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 70 Days on market

Built 2025 Good condition Est $107k · 30% over ↓ 3% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfort, convenience, and incredible scenery in the heart of the beautiful Animas Valley. This brand-new 2025 mobile home offers 2 bedrooms, 2 bathrooms, and 860 square feet of thoughtfully designed living space with a bright, open-concept layout. The spacious kitchen features a large island perfect for entertaining. The primary suite offers a generous layout and walk-in closet. Outside you will enjoy a well-maintained lawn and outdoor space, ideal for relaxing or taking in the stunning views of the Red Cliffs. This property truly stands out with the added bonus of a small workshop/garage—perfect for hobbies, storage, or extra workspace. Located in a desirable Animas Valley s

Key facts

• Garage
• Built 2025
• Listed 69 days

Property features AI

Finance

• Financial info: Pet restrictions

Exterior

• Parking: Garage (1 car)
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Manufactured home; Single-wide; 1 story; Not permanent foundation
• Construction: Manufactured construction
• Exterior features: Deck; Shed; Partial backyard fencing; Back yard fencing; Has view

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Refrigerator; Kitchen island; Breakfast bar
• Bedrooms: Primary bedroom on main level
• Bathrooms: 2 full bathrooms
• Interior features: Breakfast bar; Kitchen island; Main-level primary bedroom; Walk-in closet(s); Window treatments; Double-pane windows; Window coverings; Unfurnished
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $138k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $130k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 1.1% in Durango — 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 68/100 on livability (#106 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A-, schools B+, employment B+; Watch: commute F, cost of living F.
• Durango School District No. 9-R (town): math 27% / reading 49% proficiency, ranked #30 of 86 in CO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 580 active listings in the ZIP; solid renter incomes; 306 units permitted in La Plata County in 2024 (93 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $958 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• La Plata County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $130,189 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.37% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.18%
• DSCR: 1.94
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $106,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31722 Highway 550 #39	0.00mi	2/2.0	924 (-4%)	20mo	$85,000	$92	77
13 Raspberry Cir	0.21mi	3/2.0 (+1)	924 (-4%)	12mo	$102,800	$111	69
32222 Highway 550 #7	0.43mi	2/1.0	910 (-5%)	2mo	$114,300	$126	66
32222 Highway 550 #41	0.43mi	2/1.0	910 (-5%)	3mo	$99,900	$110	64
13 Palomino Dr	0.31mi	2/3.0	1,056 (+10%)	1mo	$100,000	$95	64
31722 N Highway 550 #55	0.00mi	2/1.0	840 (-12%)	14mo	$115,000	$137	64
32222 Highway 550 #14	0.43mi	2/2.0	899 (-6%)	11mo	$134,900	$150	60
1 Cherokee Strip	0.32mi	3/2.0 (+1)	1,008 (+5%)	16mo	$85,000	$84	59
32222 Highway 550 #36	0.43mi	3/2.0 (+1)	1,008 (+5%)	16mo	$94,999	$94	53
8124 County Road 203 Trlr M	0.70mi	2/2.0	1,012 (+5%)	8mo	$130,000	$128	52
8124 County Road 203 Unit K	0.70mi	2/2.0	1,050 (+9%)	1mo	$115,000	$110	51
32222 Highway 550 #10	0.43mi	3/2.0 (+1)	1,096 (+14%)	14mo	$128,900	$118	39

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.54×
• Total profit: $20,970
• Equity at exit: $20,651

10-year hold

• IRR: 22.3%
• Equity multiple: 2.90×
• Total profit: $73,669
• Equity at exit: $11,975

Cash invested: $38,780 (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 81301

• Rents YoY: 2.9%
• Active inventory: 580
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$726
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $684

Break-even live

Break-even rent $1,025

Max offer price $138,500

Occupancy floor 59%

Sensitivity live

Price	-10% $763	-5% $724	+0% $684	+5% $645	+10% $606
Rent	-10% $535	-5% $610	+0% $684	+5% $759	+10% $834
Rate	-1.0pp $754	-0.5pp $720	base $684	+0.5pp $649	+1.0pp $612

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $138,500 Active 70 DOM
2. 2026-06-18
   days on market $138,500 Active 69 DOM
3. 2026-06-17
   days on market $138,500 Active 68 DOM
4. 2026-06-16
   days on market $138,500 Active 67 DOM
5. 2026-06-15
   days on market $138,500 Active 66 DOM
6. 2026-06-14
   days on market $138,500 Active 64 DOM
7. 2026-06-12
   pricedays on market $138,500 Active 63 DOM
8. 2026-06-09
   days on market $145,000 Active 60 DOM
9. 2026-06-08
   days on market $145,000 Active 59 DOM
10. 2026-06-07
    days on market $145,000 Active 58 DOM
11. 2026-06-05
    days on market $145,000 Active 55 DOM
12. 2026-06-03
    days on market $145,000 Active 54 DOM
13. 2026-06-02
    days on market $145,000 Active 53 DOM
14. 2026-06-01
    days on market $145,000 Active 52 DOM
15. 2026-05-31
    days on market $145,000 Active 51 DOM
16. 2026-05-30
    days on market $145,000 Active 50 DOM
17. 2026-05-18
    price $145,000
18. 2026-04-10
    listed $150,000 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: $310 · $26/mo
• Projected year-2 tax: $762 · $63/mo
• Expected delta: +$452/yr (+$38/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 2/10 Low 10 d/yr ≥85°F today · 27 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,697
• − Mortgage interest: −$7,758
• − Property taxes: −$310
• − Insurance: −$692
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$4,029
• Taxable income: $6,276
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $6,706/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This 2025 manufactured home in the Animas Valley offers a good condition with modern amenities and a well-maintained exterior. It's move-in ready with minor updates to enhance its resale and rental value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Durango School District No. 9-R
• NCES district ID: 0803480
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $58,711
• Composite: 33.58/100
• National rank: #5420
• State rank: #30 of 86 in CO

Livability — Durango

• Score: 68/100
• State rank: #106
• US rank: #9262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: La Plata County · 40,010 people
• City population: 29,774
• Metro: Durango, CO
• Population (ZIP): 29,774
• Household income: $83,943
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1194.0

Population outlook (La Plata County) Hauer SSP2

• Today (2025): 62,781 people
• By 2030: 66,492 · +5.9%
• By 2040: 72,944 · +16.2%
• By 2050: 78,543 · +25.1%
• By 2075: 89,403 · +42.4%
• By 2100: 94,984 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 7% Native American 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · La Plata

• 2024 margin: D (+18.6) · D 58.0% · R 39.3% · Other 2.8%
• 2008→2024 swing: +2.4pp toward D · 2008: 16.3pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+17.7 2016: D+9.2 2012: D+8.8 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -651.69%
• Current HPI: 223.832
• Rent YoY: ▲ 2.94%
• Metro: Durango, 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

-3.3% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $145,000 cren
• 2026-04-10 Listed $150,000 cren