5150 Airport Rd · Colorado Springs, CO 80916

$60,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 22 Days on market

Built 1996 Fair condition 1,056 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained single-wide home offering a spacious open floor plan and updated appliances and shed. The kitchen flows seamlessly into the living area, creating a bright and welcoming space ideal for relaxing or entertaining. A concrete driveway provides convenient off-street parking and adds great curb appeal. Move-in ready and perfect for those seeking comfort, simplicity, and modern touches at an affordable price!

Key facts

• 1,056 sq ft lot
• 2 parking spots
• Built 1996

Property features AI

Finance

• Other: Land lease currently expires December 31, 2026
• HOA & community: Located in Canyon Ridge MHC (professionally managed); Monthly association/land-lease fee ($730 monthly land lease); Pets allowed (cats and dogs; limits on number and size)

Exterior

• Parking: 2 total parking spaces (off-street)
• Utilities: Cable available; Electricity available and connected (220 volts); Natural gas available and connected; Phone available; Public sewer
• Home design: Manufactured home in park; Single-story (main level entry); Individual ownership
• Construction: Metal siding and wood siding; Composition roof; Skirted with metal
• Exterior features: Covered patio and deck; Partial fencing; Lot in a manufactured home park (lot C-114); Public water

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Self-cleaning oven; Eat-in kitchen layout; Solid surface counters
• Bedrooms: 3 bedrooms, all on the main level; Primary suite included
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating (natural gas); Cooling: Other
• Interior features: Ceiling fans; Eat-in kitchen; Five-piece bathroom; No stairs (single-level); Solid surface countertops; Double-pane windows
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.5% 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: Monroe Elementary School (math 5% / reading 12%, grade F, #922 of 966 statewide, top 97%, 360 students, 81% FRL); Jack Swigert Aerospace Academy (math 5% / reading 17%, grade F, #242 of 270 statewide, top 90%, 479 students, 80% FRL); Mitchell High School (math 2% / reading 22%, grade F, #352 of 381 statewide, top 94%, 886 students, 72% FRL) — zoned schools average 77% FRL vs 49% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 28% district-wide (-18 pts) — the specific schools serving this property underperform the Colorado Springs School District No. 11 In The County Of E average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.4%/yr); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.90% ✓
• Cap rate: 25.51%
• Cash-on-cash: 68.62%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.36% rent growth · sell at horizon

5-year hold

• IRR: 67.3%
• Equity multiple: 4.00×
• Total profit: $50,378
• Equity at exit: $8,946

10-year hold

• IRR: 71.3%
• Equity multiple: 8.04×
• Total profit: $118,253
• Equity at exit: $5,188

Cash invested: $16,800 (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 80916

• Home prices YoY: -27.6%
• Rents YoY: 2.4%
• Active inventory: 190
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $961

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,002	-5% $981	+0% $961	+5% $940	+10% $919
Rent	-10% $823	-5% $892	+0% $961	+5% $1,029	+10% $1,098
Rate	-1.0pp $991	-0.5pp $976	base $961	+0.5pp $945	+1.0pp $929

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Ellers Grv Colorado Springs, CO	3.0	2.0	1357	$1,869	$1.38	24d	1	0.07mi
299 Ellers Grv Colorado Springs, CO	2.0	2.0	1005	$1,667	$1.66	24d	1	0.07mi
4961 Leland Pt Colorado Springs, CO	2.0	2.0	1177	$1,495	$1.27	15d	1	0.12mi
4919 Leland Pt Colorado Springs, CO	3.0	2.0	1357	$1,600	$1.18	24d	1	0.17mi
4802 Checkerspot St Colorado Springs, CO	3.0–5.0	2.0–3.0	1853	$2,369	$1.28	4d	10	0.53mi
991 Ibsen Vw Colorado Springs, CO	2.0	1.0–2.0	630	$1,599	$2.54	4d	13	0.68mi
351 Gahart Dr Apt D Colorado Springs, CO	2.0	1.0	806	$1,295	$1.61	24d	1	0.69mi
349 Gahart Dr Colorado Springs, CO	2.0	1.0	884	$1,162	$1.31	24d	1	0.70mi
1046 Nolte Dr W Colorado Springs, CO	3.0	2.0	1450	$2,149	$1.48	4d	1	0.73mi
4457 E Pikes Peak Ave Colorado Springs, CO	2.0	1.0	950	$1,214	$1.28	4d	1	0.78mi
4445 E Pikes Peak Ave Colorado Springs, CO	2.0	1.0	950	$1,214	$1.28	4d	1	0.78mi
175 N Murray Blvd Colorado Springs, CO	1.0–2.0	1.0–2.0	773	$1,539	$1.99	4d	7	0.81mi
330 Vehr Dr Unit 1 Colorado Springs, CO	2.0	1.0	850	$1,500	$1.76	24d	1	0.81mi
330 Vehr Dr Unit 2 Colorado Springs, CO	2.0	1.0	709	$1,000	$1.41	24d	1	0.81mi
350 Vehr Dr Unit 3 Colorado Springs, CO	2.0	1.0	787	$955	$1.21	4d	1	0.81mi
4370 E Pikes Peak Ave Colorado Springs, CO	1.0–2.0	1.0	625	$1,536	$2.46	4d	12	0.96mi
255 Lionstone Dr Colorado Springs, CO	1.0–2.0	1.0–2.0	755	$1,802	$2.39	4d	14	0.98mi
4255 Airport Rd Colorado Springs, CO	1.0–2.0	1.0	785	$1,050	$1.34	4d	15	0.99mi
240 N Murray Blvd Colorado Springs, CO	1.0–2.0	1.0	777	$1,196	$1.54	15d	17	1.01mi
4165 Lacy Ln Colorado Springs, CO	1.0–2.0	1.0–2.0	750	$1,480	$1.97	4d	10	1.02mi
4215 E Pikes Peak Ave Colorado Springs, CO	2.0–3.0	1.0–1.5	1541	$2,373	$1.54	4d	7	1.04mi
4275 Sanders Vw Colorado Springs, CO	1.0–3.0	1.0–2.0	932	$3,006	$3.23	4d	27	1.08mi
4060 Airport Rd Unit 4 Colorado Springs, CO	2.0	1.0	752	$1,050	$1.40	24d	1	1.08mi
4710 Spacewalk Way Colorado Springs, CO	2.0	2.0	1068	$2,049	$1.92	4d	1	1.11mi
9520 Antora GRV Colorado Springs, CO	1.0–3.0	1.0–2.5	1017	$2,789	$2.74	4d	41	1.11mi
4202 E Pikes Peak Ave Colorado Springs, CO	1.0–2.0	1.0	760	$1,099	$1.45	4d	5	1.11mi
1210 Firefly Cir Colorado Springs, CO	2.0	1.0	940	$1,143	$1.22	24d	1	1.11mi
4536 Samaritan Loop Colorado Springs, CO	2.0	1.5	1108	$2,200	$1.99	24d	1	1.12mi
1334 Firefly Cir Colorado Springs, CO	2.0	2.5	1300	$1,700	$1.31	15d	1	1.13mi
4020 Ruskin Way Unit 2 Colorado Springs, CO	2.0	1.0	750	$925	$1.23	4d	1	1.14mi
335 Ruskin Dr Colorado Springs, CO	2.0	1.0	760	$925	$1.22	15d	1	1.16mi
5550 Cernan Hts Colorado Springs, CO	1.0–3.0	1.0–2.0	892	$2,225	$2.49	4d	19	1.17mi
705 Grissom Dr Colorado Springs, CO	3.0	2.5	1360	$2,139	$1.57	24d	1	1.17mi
830 Cana Grv Colorado Springs, CO	2.0	1.0–2.0	605	$1,599	$2.64	4d	16	1.18mi
1432 Sandalwood Dr Colorado Springs, CO	1.0–2.0	1.0–2.0	742	$1,356	$1.83	4d	24	1.20mi
3985 E Bijou St Colorado Springs, CO	1.0–2.0	1.0	656	$1,388	$2.11	4d	4	1.20mi
720 Chapman Dr Colorado Springs, CO	1.0–2.0	1.0–1.5	861	$1,351	$1.57	4d	20	1.21mi
5704 Ella Vw Unit 1-428 Colorado Springs, CO	2.0	2.0	1052	$2,577	$2.45	22d	1	1.23mi
5704 Ella Vw Unit 1-328 Colorado Springs, CO	2.0	2.0	1052	$2,512	$2.39	22d	1	1.23mi
5704 Ella Vw Unit 1-426 Colorado Springs, CO	2.0	2.0	1052	$2,537	$2.41	22d	1	1.23mi

Listing history 44 events

1. 2026-06-18
   days on market $60,000 Active 22 DOM
2. 2026-06-17
   days on market $60,000 Active 21 DOM
3. 2026-06-16
   days on market $60,000 Active 20 DOM
4. 2026-06-15
   days on market $60,000 Active 19 DOM
5. 2026-06-14
   days on market $60,000 Active 17 DOM
6. 2026-06-10
   days on market $60,000 Active 14 DOM
7. 2026-06-09
   days on market $60,000 Active 13 DOM
8. 2026-06-08
   days on market $60,000 Active 12 DOM
9. 2026-06-07
   days on market $60,000 Active 11 DOM
10. 2026-06-05
    days on market $60,000 Active 8 DOM
11. 2026-06-03
    days on market $60,000 Active 7 DOM
12. 2026-06-03
    days on market $60,000 Active 6 DOM
13. 2026-06-01
    days on market $60,000 Active 5 DOM
14. 2026-05-31
    days on market $60,000 Active 4 DOM
15. 2026-05-05
    price $86,900
16. 2026-04-21
    price $88,750
17. 2026-04-07
    listed $89,999 Active
18. 2025-11-12
    listed $120,000 Active 421-char remark

    Show marketing remark (421 chars)

    Well-maintained single-wide home offering a spacious open floor plan and updated appliances and shed. The kitchen flows seamlessly into the living area, creating a bright and welcoming space ideal for relaxing or entertaining. A concrete driveway provides convenient off-street parking and adds great curb appeal. Move-in ready and perfect for those seeking comfort, simplicity, and modern touches at an affordable price!

19. 2025-02-12
    historical
20. 2024-12-30
    price $89,900
21. 2024-12-01
    price $99,900
22. 2024-10-27
    price $109,900
23. 2024-10-04
    soldstatus $98,000 Closed
24. 2024-09-30
    soldstatus $20,000 Closed
25. 2024-09-22
    status Pending Accepting Backup Offers
26. 2024-09-03
    listed $115,000 Active
27. 2024-08-19
    listed $100,000 Active
28. 2024-07-17
    status Pending Accepting Backup Offers
29. 2024-06-27
    status Active
30. 2024-05-24
    status Pending Accepting Backup Offers
31. 2024-05-22
    listed $35,000 Active
32. 2024-04-12
    soldstatus $78,000 Closed
33. 2024-03-14
    status Pending
34. 2024-02-20
    price $81,000
35. 2024-02-14
    status Active
36. 2024-02-13
    status Pending
37. 2024-02-01
    status Active
38. 2023-12-21
    status Pending
39. 2023-12-03
    price $86,000
40. 2023-11-14
    price $99,000
41. 2023-10-12
    listed $110,000 Active
42. 2022-08-15
    soldstatus $65,000 Closed
43. 2022-06-16
    status Pending
44. 2022-06-14
    listed $85,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥89°F today · 15 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: $20,892
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$1,745
• Taxable income: $11,243
• Est. tax owed @ 24.0%: −$2,698
• After-tax cash flow: $8,830/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, and exterior. Upgrades in these areas would significantly enhance its resale and rental potential.

Repairs flagged

• Moderate kitchen cabinets — worn and dated
• Moderate bathroom fixtures — dated and small
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale new kitchen appliances — modern appliances increase appeal
• Resale new bathroom fixtures — updated fixtures improve functionality
• Resale new exterior siding — new siding enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · worn and dated	Moderate	$3,000–15,000
bathroom fixtures · dated and small	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale new kitchen appliances — modern appliances increase appeal ↑
• Resale new bathroom fixtures — updated fixtures improve functionality ↑
• Resale new exterior siding — new siding enhances curb appeal ↑

ⓘ 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: 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): 41,104
• Household income: $67,127
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 2041.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% White 37% Two or more races 18% Black 15% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 28% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, South Korea
• Languages at home: 73% English-only · Spanish 22% French/Haitian/Cajun 1% Tagalog/Filipino 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: ▼ -114.77%
• Current HPI: 301.5415
• Rent YoY: ▲ 2.36%
• 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

+2.2% since first listed

30 events — show timeline

• 2026-05-05 Price Changed $86,900 REColorado as Distributed by MLS Grid
• 2026-04-21 Price Changed $88,750 REColorado as Distributed by MLS Grid
• 2026-04-07 Listed $89,999 REColorado as Distributed by MLS Grid
• 2025-11-12 Listed $120,000 REColorado as Distributed by MLS Grid
• 2025-02-12 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-12-30 Price Changed $89,900 REColorado as Distributed by MLS Grid
• 2024-12-01 Price Changed $99,900 REColorado as Distributed by MLS Grid
• 2024-10-27 Price Changed $109,900 REColorado as Distributed by MLS Grid
• 2024-10-04 Sold (MLS) $98,000 REColorado as Distributed by MLS Grid
• 2024-09-30 Sold (MLS) $20,000 REColorado as Distributed by MLS Grid
• 2024-09-22 Pending — REColorado as Distributed by MLS Grid
• 2024-09-03 Listed $115,000 REColorado as Distributed by MLS Grid
• 2024-08-19 Listed $100,000 REColorado as Distributed by MLS Grid
• 2024-07-17 Pending — REColorado as Distributed by MLS Grid
• 2024-06-27 Relisted — REColorado as Distributed by MLS Grid
• 2024-05-24 Pending — REColorado as Distributed by MLS Grid
• 2024-05-22 Listed $35,000 REColorado as Distributed by MLS Grid
• 2024-04-12 Sold (MLS) $78,000 REColorado as Distributed by MLS Grid
• 2024-03-14 Pending — REColorado as Distributed by MLS Grid
• 2024-02-20 Price Changed $81,000 REColorado as Distributed by MLS Grid
• 2024-02-14 Relisted — REColorado as Distributed by MLS Grid
• 2024-02-13 Pending — REColorado as Distributed by MLS Grid
• 2024-02-01 Relisted — REColorado as Distributed by MLS Grid
• 2023-12-21 Pending — REColorado as Distributed by MLS Grid
• 2023-12-03 Price Changed $86,000 REColorado as Distributed by MLS Grid
• 2023-11-14 Price Changed $99,000 REColorado as Distributed by MLS Grid
• 2023-10-12 Listed $110,000 REColorado as Distributed by MLS Grid
• 2022-08-15 Sold (MLS) $65,000 REColorado as Distributed by MLS Grid
• 2022-06-16 Pending — REColorado as Distributed by MLS Grid
• 2022-06-14 Listed $85,000 REColorado as Distributed by MLS Grid