245 Viejo Ln · Crestone, CO 81143

$125,000

3 bd · 2.0 ba · 896 sqft · Manufactured public records · 59 Days on market

Built 1985 0.35 ac lot $55/mo HOA · 3% of rent ↓ 7% since listing

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Why this score? — see what drove the B- 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Newly renovated manufactured home in the Casita Park Mobile home estates. Two consolidated lots with a fully fenced back yard, and endless views of the Sangre De Cristo Mountains. Decades of care have gone into the perimeter established gardens, and ample off street parking. Walking up the newly installed front stairs through the front door, the modern renovation is evident in all directions, from the new flooring, countertops, lighting, and even all the bathrooms, as well as new siding, and a fresh roof seal. The living/dining/kitchen space is open and has plenty of space for any arrangement of furniture. Continuing to the left, past the Kitchen, the hallway takes you first to a modest bedroom, with newly installed carpet and lighting. Further down, the spacious primary bedroom features an entire wall of closets, new carpet and light fixtures, as well as private access to the 3/4 bathroom. This bathroom features a large walk in shower and a small laundry nook, as well as new flooring. Along the other side of the house, the final spacious bedroom with newly installed carpet, as well as the newly renovated full bathroom, with new floors, tile, and lighting fixtures. Move in ready, this beautiful home will not last long!

Key facts

• Endless views
• New flooring
• Modern renovation

Tags

• FULLY FENCED BACK YARD
• ENDLESS VIEWS
• PERIMETER ESTABLISHED GARDENS
• AMPLE OFF STREET PARKING
• MODERN RENOVATION
• NEW FLOORING

Property features AI

Finance

• HOA & community: Part of Baca Grande Property Owners Association (professionally managed); Annual association fee of $658; Association maintains grounds and roads; Community amenities include golf course, park, playground, and tennis courts; Pets allowed (cats and dogs)

Exterior

• Parking: 3 off-street parking spaces (total 3)
• Utilities: Electricity connected; Propane; Public water; Community sewer; Public road frontage on a dirt road (publicly maintained)
• Home design: Manufactured single-family home; One story
• Construction: Frame construction; Membrane roof
• Exterior features: Garden; Private yard; Partial fencing; Located on a cul-de-sac; Cleared vegetation

Interior

• Kitchen: Dishwasher; Oven; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level; Primary suite on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms total; 1 full bathroom (main level); 1 three-quarter bathroom (main level, part of primary suite)
• Heating & cooling: Forced air heating (propane)
• Interior features: Dishwasher; Oven; Range; Range hood; Refrigerator; Carpet and laminate flooring; Crawl space basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 1.6% in Crestone — 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 58/100 on livability (#297 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D+, amenities F, commute F.
• Moffat School District No. 2 In The County Of Saguache And (rural): math 10% / reading 30% proficiency, ranked #155 of 176 in CO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 92 active listings in the ZIP; 80 units permitted in Saguache County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Saguache County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.29% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.47×
• Total profit: $16,333
• Equity at exit: $28,537

10-year hold

• IRR: 17.0%
• Equity multiple: 2.66×
• Total profit: $58,011
• Equity at exit: $28,593

Cash invested: $35,000 (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 81143

• Home prices YoY: -0.5%
• Active inventory: 92
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$52
• HOA: −$55
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $428

Break-even live

Break-even rent $1,074

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $499	-5% $464	+0% $428	+5% $393	+10% $357
Rent	-10% $301	-5% $364	+0% $428	+5% $492	+10% $556
Rate	-1.0pp $491	-0.5pp $460	base $428	+0.5pp $396	+1.0pp $363

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 42 events

1. 2026-06-21
   days on market $125,000 Active 59 DOM
2. 2026-06-21
   days on market $125,000 Active 58 DOM
3. 2026-06-18
   days on market $125,000 Active 56 DOM
4. 2026-06-17
   days on market $125,000 Active 55 DOM
5. 2026-06-16
   days on market $125,000 Active 54 DOM
6. 2026-06-15
   days on market $125,000 Active 53 DOM
7. 2026-06-13
   days on market $125,000 Active 51 DOM
8. 2026-06-12
   days on market $125,000 Active 50 DOM
9. 2026-06-09
   days on market $125,000 Active 47 DOM
10. 2026-06-08
    days on market $125,000 Active 46 DOM
11. 2026-06-07
    pricedays on market $125,000 Active 45 DOM
12. 2026-06-04
    days on market $135,000 Active 41 DOM
13. 2026-06-02
    days on market $135,000 Active 40 DOM
14. 2026-06-01
    days on market $135,000 Active 39 DOM
15. 2026-05-31
    days on market $135,000 Active 38 DOM
16. 2026-05-31
    days on market $135,000 Active 37 DOM
17. 2026-05-11
    status Active 1238-char remark

    Show marketing remark (1238 chars)

    Newly renovated manufactured home in the Casita Park Mobile home estates. Two consolidated lots with a fully fenced back yard, and endless views of the Sangre De Cristo Mountains. Decades of care have gone into the perimeter established gardens, and ample off street parking. Walking up the newly installed front stairs through the front door, the modern renovation is evident in all directions, from the new flooring, countertops, lighting, and even all the bathrooms, as well as new siding, and a fresh roof seal. The living/dining/kitchen space is open and has plenty of space for any arrangement of furniture. Continuing to the left, past the Kitchen, the hallway takes you first to a modest bedroom, with newly installed carpet and lighting. Further down, the spacious primary bedroom features an entire wall of closets, new carpet and light fixtures, as well as private access to the 3/4 bathroom. This bathroom features a large walk in shower and a small laundry nook, as well as new flooring. Along the other side of the house, the final spacious bedroom with newly installed carpet, as well as the newly renovated full bathroom, with new floors, tile, and lighting fixtures. Move in ready, this beautiful home will not last long!

18. 2026-05-11
    status Active 1238-char remark

    Show marketing remark (1238 chars)

    Newly renovated manufactured home in the Casita Park Mobile home estates. Two consolidated lots with a fully fenced back yard, and endless views of the Sangre De Cristo Mountains. Decades of care have gone into the perimeter established gardens, and ample off street parking. Walking up the newly installed front stairs through the front door, the modern renovation is evident in all directions, from the new flooring, countertops, lighting, and even all the bathrooms, as well as new siding, and a fresh roof seal. The living/dining/kitchen space is open and has plenty of space for any arrangement of furniture. Continuing to the left, past the Kitchen, the hallway takes you first to a modest bedroom, with newly installed carpet and lighting. Further down, the spacious primary bedroom features an entire wall of closets, new carpet and light fixtures, as well as private access to the 3/4 bathroom. This bathroom features a large walk in shower and a small laundry nook, as well as new flooring. Along the other side of the house, the final spacious bedroom with newly installed carpet, as well as the newly renovated full bathroom, with new floors, tile, and lighting fixtures. Move in ready, this beautiful home will not last long!

19. 2026-04-20
    status Pending 1238-char remark

    Show marketing remark (1238 chars)

    Newly renovated manufactured home in the Casita Park Mobile home estates. Two consolidated lots with a fully fenced back yard, and endless views of the Sangre De Cristo Mountains. Decades of care have gone into the perimeter established gardens, and ample off street parking. Walking up the newly installed front stairs through the front door, the modern renovation is evident in all directions, from the new flooring, countertops, lighting, and even all the bathrooms, as well as new siding, and a fresh roof seal. The living/dining/kitchen space is open and has plenty of space for any arrangement of furniture. Continuing to the left, past the Kitchen, the hallway takes you first to a modest bedroom, with newly installed carpet and lighting. Further down, the spacious primary bedroom features an entire wall of closets, new carpet and light fixtures, as well as private access to the 3/4 bathroom. This bathroom features a large walk in shower and a small laundry nook, as well as new flooring. Along the other side of the house, the final spacious bedroom with newly installed carpet, as well as the newly renovated full bathroom, with new floors, tile, and lighting fixtures. Move in ready, this beautiful home will not last long!

20. 2026-04-20
    status Pending Accepting Backup Offers 1238-char remark

    Show marketing remark (1238 chars)

    Newly renovated manufactured home in the Casita Park Mobile home estates. Two consolidated lots with a fully fenced back yard, and endless views of the Sangre De Cristo Mountains. Decades of care have gone into the perimeter established gardens, and ample off street parking. Walking up the newly installed front stairs through the front door, the modern renovation is evident in all directions, from the new flooring, countertops, lighting, and even all the bathrooms, as well as new siding, and a fresh roof seal. The living/dining/kitchen space is open and has plenty of space for any arrangement of furniture. Continuing to the left, past the Kitchen, the hallway takes you first to a modest bedroom, with newly installed carpet and lighting. Further down, the spacious primary bedroom features an entire wall of closets, new carpet and light fixtures, as well as private access to the 3/4 bathroom. This bathroom features a large walk in shower and a small laundry nook, as well as new flooring. Along the other side of the house, the final spacious bedroom with newly installed carpet, as well as the newly renovated full bathroom, with new floors, tile, and lighting fixtures. Move in ready, this beautiful home will not last long!

21. 2026-04-02
    listed $135,000 Active 1238-char remark

    Show marketing remark (1238 chars)

    Newly renovated manufactured home in the Casita Park Mobile home estates. Two consolidated lots with a fully fenced back yard, and endless views of the Sangre De Cristo Mountains. Decades of care have gone into the perimeter established gardens, and ample off street parking. Walking up the newly installed front stairs through the front door, the modern renovation is evident in all directions, from the new flooring, countertops, lighting, and even all the bathrooms, as well as new siding, and a fresh roof seal. The living/dining/kitchen space is open and has plenty of space for any arrangement of furniture. Continuing to the left, past the Kitchen, the hallway takes you first to a modest bedroom, with newly installed carpet and lighting. Further down, the spacious primary bedroom features an entire wall of closets, new carpet and light fixtures, as well as private access to the 3/4 bathroom. This bathroom features a large walk in shower and a small laundry nook, as well as new flooring. Along the other side of the house, the final spacious bedroom with newly installed carpet, as well as the newly renovated full bathroom, with new floors, tile, and lighting fixtures. Move in ready, this beautiful home will not last long!

22. 2026-04-02
    listed $135,000 Active 1238-char remark

    Show marketing remark (1238 chars)

    Newly renovated manufactured home in the Casita Park Mobile home estates. Two consolidated lots with a fully fenced back yard, and endless views of the Sangre De Cristo Mountains. Decades of care have gone into the perimeter established gardens, and ample off street parking. Walking up the newly installed front stairs through the front door, the modern renovation is evident in all directions, from the new flooring, countertops, lighting, and even all the bathrooms, as well as new siding, and a fresh roof seal. The living/dining/kitchen space is open and has plenty of space for any arrangement of furniture. Continuing to the left, past the Kitchen, the hallway takes you first to a modest bedroom, with newly installed carpet and lighting. Further down, the spacious primary bedroom features an entire wall of closets, new carpet and light fixtures, as well as private access to the 3/4 bathroom. This bathroom features a large walk in shower and a small laundry nook, as well as new flooring. Along the other side of the house, the final spacious bedroom with newly installed carpet, as well as the newly renovated full bathroom, with new floors, tile, and lighting fixtures. Move in ready, this beautiful home will not last long!

23. 2026-04-02
    historical

    Show marketing remark (1238 chars)

    Newly renovated manufactured home in the Casita Park Mobile home estates. Two consolidated lots with a fully fenced back yard, and endless views of the Sangre De Cristo Mountains. Decades of care have gone into the perimeter established gardens, and ample off street parking. Walking up the newly installed front stairs through the front door, the modern renovation is evident in all directions, from the new flooring, countertops, lighting, and even all the bathrooms, as well as new siding, and a fresh roof seal. The living/dining/kitchen space is open and has plenty of space for any arrangement of furniture. Continuing to the left, past the Kitchen, the hallway takes you first to a modest bedroom, with newly installed carpet and lighting. Further down, the spacious primary bedroom features an entire wall of closets, new carpet and light fixtures, as well as private access to the 3/4 bathroom. This bathroom features a large walk in shower and a small laundry nook, as well as new flooring. Along the other side of the house, the final spacious bedroom with newly installed carpet, as well as the newly renovated full bathroom, with new floors, tile, and lighting fixtures. Move in ready, this beautiful home will not last long!

24. 2026-04-02
    historical

    Show marketing remark (1238 chars)

    Newly renovated manufactured home in the Casita Park Mobile home estates. Two consolidated lots with a fully fenced back yard, and endless views of the Sangre De Cristo Mountains. Decades of care have gone into the perimeter established gardens, and ample off street parking. Walking up the newly installed front stairs through the front door, the modern renovation is evident in all directions, from the new flooring, countertops, lighting, and even all the bathrooms, as well as new siding, and a fresh roof seal. The living/dining/kitchen space is open and has plenty of space for any arrangement of furniture. Continuing to the left, past the Kitchen, the hallway takes you first to a modest bedroom, with newly installed carpet and lighting. Further down, the spacious primary bedroom features an entire wall of closets, new carpet and light fixtures, as well as private access to the 3/4 bathroom. This bathroom features a large walk in shower and a small laundry nook, as well as new flooring. Along the other side of the house, the final spacious bedroom with newly installed carpet, as well as the newly renovated full bathroom, with new floors, tile, and lighting fixtures. Move in ready, this beautiful home will not last long!

25. 2026-04-01
    listed $135,000 Active
26. 2026-04-01
    listed $135,000 Active
27. 2024-11-27
    historical
28. 2024-11-27
    historical
29. 2024-10-05
    price $120,000
30. 2024-10-05
    price $120,000
31. 2024-07-11
    price $134,000
32. 2024-07-11
    price $134,000
33. 2024-05-07
    listed $145,000 Active
34. 2024-05-07
    listed $145,000 Active
35. 2024-05-07
    historical
36. 2024-05-07
    historical
37. 2024-01-18
    listed $145,000 Active
38. 2024-01-18
    listed $145,000 Active
39. 2023-04-15
    historical
40. 2023-04-15
    historical
41. 2023-01-21
    listed $145,000 Active
42. 2023-01-21
    listed $145,000 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: $1,027 · $86/mo
• Projected year-2 tax: $1,027 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥85°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,387
• − Mortgage interest: −$7,002
• − Property taxes: −$1,027
• − Insurance: −$625
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − HOA: −$660
• − Depreciation: −$3,636
• Taxable income: $3,335
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $4,337/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: Moffat School District No. 2 In The County Of Saguache And
• NCES district ID: 0805700
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $33,717
• Composite: 19.56/100
• National rank: #13927
• State rank: #155 of 176 in CO

Livability — Crestone

• Score: 58/100
• State rank: #297
• US rank: #20914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 737

Population outlook (Saguache County) Hauer SSP2

• Today (2025): 6,374 people
• By 2030: 6,334 · -0.6%
• By 2040: 6,024 · -5.5%
• By 2050: 5,629 · -11.7%
• By 2075: 4,723 · -25.9%
• By 2100: 4,039 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Lithuanian 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Saguache

• 2024 margin: Toss-up / Even · D 50.1% · R 46.4% · Other 3.5%
• 2008→2024 swing: -24.5pp toward R · 2008: 28.3pp · 2024: 3.7pp
• All cycles: 2024: D+3.7 2020: D+13.9 2016: D+8.7 2012: D+29.5 2008: D+28.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.27%
• Current HPI: 269.5745
• 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

-6.9% since first listed

26 events — show timeline

• 2026-05-11 Relisted — IRES
• 2026-05-11 Relisted — REColorado as Distributed by MLS Grid
• 2026-04-20 Pending — IRES
• 2026-04-20 Pending — REColorado as Distributed by MLS Grid
• 2026-04-02 Listing Removed — IRES
• 2026-04-02 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-04-02 Listed $135,000 REColorado as Distributed by MLS Grid
• 2026-04-02 Listed $135,000 IRES
• 2026-04-01 Listed $135,000 IRES
• 2026-04-01 Listed $135,000 REColorado as Distributed by MLS Grid
• 2024-11-27 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-11-27 Listing Removed — IRES
• 2024-10-05 Price Changed $120,000 IRES
• 2024-10-05 Price Changed $120,000 REColorado as Distributed by MLS Grid
• 2024-07-11 Price Changed $134,000 IRES
• 2024-07-11 Price Changed $134,000 REColorado as Distributed by MLS Grid
• 2024-05-07 Listing Removed — IRES
• 2024-05-07 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-05-07 Listed $145,000 REColorado as Distributed by MLS Grid
• 2024-05-07 Listed $145,000 IRES
• 2024-01-18 Listed $145,000 IRES
• 2024-01-18 Listed $145,000 REColorado as Distributed by MLS Grid
• 2023-04-15 Listing Removed — IRES
• 2023-04-15 Listing Removed — REColorado as Distributed by MLS Grid
• 2023-01-21 Listed $145,000 IRES
• 2023-01-21 Listed $145,000 REColorado as Distributed by MLS Grid

Property tax history

+24.4%/yr

Latest (2025): $1,027 · +727.1% YoY. Source: county tax records.