1500 Oak St #19 · Ouray, CO 81427

$159,000

3 bd · 2.0 ba · 1,592 sqft · Manufactured public records · 164 Days on market

Built 2006 Est $271k · 41% under ↓ 32% since listing

---

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 +20.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Here is an affordable home that is 1,592 square feet and has a good sized storage shed. This, family ready, double wide mobile home, located in Ouray, has three bedrooms, two baths and a nice living room, dining nook and large kitchen. The primary bedroom is large and has a great walk in closet and an ensuite. There is a nice wood burning stove that keeps the house toasty warm in the winter months. The gas fired forced air furnace also keeps the house warm. It's always nice to have two heat sources in the mountains. All kitchen appliances and the clothes washer and dryer are included in the sale. There is nice curb appeal with this home. One of the largest homes in the Swiss Village Mobile

Key facts

• Riverwalk access
• Fenced yard
• Storage shed

Tags

• STORAGE SHED
• WOOD BURNING STOVE
• FENCED YARD
• TWO HEAT SOURCES
• KITCHEN APPLIANCES INCLUDED
• RIVERWALK ACCESS

Property features AI

Finance

• HOA & community: Part of Swiss Village Cooperative (homeowners association)

Exterior

• Utilities: Electricity available; Natural gas available; Public water; Public sewer; High-speed internet available; Cellular phone reception
• Home design: Double wide modular/prefab; 1 story; Wood siding; Metal roof; Block and pier/pillar foundation
• Construction: Built as modular/prefab; Wood siding construction; Metal roof; Block and pillar/post/pier foundation
• Exterior features: Covered porch; Deck; Porch; Shed(s); Partial fencing; Has view; City street frontage

Interior

• Kitchen: Oven; Range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Partially carpeted; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Natural gas heating available; Wood heating / wood stove; Has heating
• Interior features: Breakfast area; Ceiling fan(s); Cathedral ceilings; Main level primary; Walk-in closet(s); Wood burning stove; Double pane vinyl windows; Unfurnished
• Laundry & utility: Washer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (6.2% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 0.4% in Ouray — 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 65/100 on livability (#165 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment B+; Watch: amenities D-, commute F, cost of living F.
• Ouray School District No. R-1 Of The County Of Ouray And (rural): math 50% / reading 65% proficiency, ranked #10 of 176 in CO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ouray Elementary School (math 34% / reading 50%, grade F, #321 of 966 statewide, top 35%, 81 students, 16% FRL); Ouray Middle School (math 24% / reading 75%, grade C, #41 of 270 statewide, top 15%, 56 students, 18% FRL); Ouray Senior High School (math 75% / reading 75%, grade A-, #9 of 381 statewide, top 3%, 40 students, 20% FRL).
• Market conditions: 46 active listings in the ZIP; 71 units permitted in Ouray County in 2024 (18 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Ouray County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 0.94% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $270,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 Oak Street #20	0.01mi	2/2.0 (-1)	1,410 (-11%)	4mo	$240,000	$170	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.14×
• Total profit: $95,474
• Equity at exit: $143,240

10-year hold

• IRR: 23.6%
• Equity multiple: 7.16×
• Total profit: $274,133
• Equity at exit: $308,902

Cash invested: $44,520 (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 81427

• Home prices YoY: 31.0%
• Active inventory: 46
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $140

Break-even live

Break-even rent $1,314

Max offer price $159,000

Occupancy floor 86%

Sensitivity live

Price	-10% $230	-5% $185	+0% $140	+5% $95	+10% $50
Rent	-10% $22	-5% $81	+0% $140	+5% $199	+10% $257
Rate	-1.0pp $220	-0.5pp $180	base $140	+0.5pp $98	+1.0pp $57

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $159,000 Active 164 DOM
2. 2026-06-21
   days on market $159,000 Active 163 DOM
3. 2026-06-18
   days on market $159,000 Active 161 DOM
4. 2026-06-17
   days on market $159,000 Active 160 DOM
5. 2026-06-16
   days on market $159,000 Active 159 DOM
6. 2026-06-15
   pricedays on market $159,000 Active 158 DOM
7. 2026-06-13
   days on market $169,000 Active 156 DOM
8. 2026-06-12
   days on market $169,000 Active 155 DOM
9. 2026-06-08
   days on market $169,000 Active 154 DOM
10. 2026-06-07
    days on market $169,000 Active 153 DOM
11. 2026-06-07
    days on market $169,000 Active 152 DOM
12. 2026-06-04
    days on market $169,000 Active 149 DOM
13. 2026-06-02
    days on market $169,000 Active 148 DOM
14. 2026-06-01
    days on market $169,000 Active 147 DOM
15. 2026-05-31
    days on market $169,000 Active 146 DOM
16. 2026-05-31
    days on market $169,000 Active 145 DOM
17. 2026-01-26
    price $169,000
18. 2026-01-05
    listed $179,000 Active
19. 2026-01-04
    historical
20. 2025-10-06
    price $199,000
21. 2025-09-09
    price $209,000
22. 2025-08-25
    price $219,000
23. 2025-08-12
    price $234,000
24. 2025-08-02
    price $244,000
25. 2025-07-17
    listed $249,000 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: $863 · $72/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$12/yr (+$1/mo · 1.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 14 d/yr ≥72°F today · 35 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: $17,895
• − Mortgage interest: −$8,906
• − Property taxes: −$863
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$4,625
• Taxable loss: −$956
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $1,905/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: Ouray School District No. R-1 Of The County Of Ouray And
• NCES district ID: 0805970
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 65% ▬ 0.00%
• Median HH income: $61,430
• Composite: 51.78/100
• National rank: #3594
• State rank: #10 of 176 in CO

Livability — Ouray

• Score: 65/100
• State rank: #165
• US rank: #13051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ouray, CO
• Population (ZIP): 1,251

Population outlook (Ouray County) Hauer SSP2

• Today (2025): 5,054 people
• By 2030: 5,205 · +3.0%
• By 2040: 5,365 · +6.2%
• By 2050: 5,470 · +8.2%
• By 2075: 6,009 · +18.9%
• By 2100: 6,251 · +23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 4% Iranian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Ouray

• 2024 margin: Strong D (+21.2) · D 59.6% · R 38.4% · Other 2.0%
• 2008→2024 swing: +12.4pp toward D · 2008: 8.8pp · 2024: 21.2pp
• All cycles: 2024: D+21.2 2020: D+19.6 2016: D+10.7 2012: D+5.3 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.71%
• Current HPI: 222.77
• 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

-32.1% since first listed

9 events — show timeline

• 2026-01-26 Price Changed $169,000 cren
• 2026-01-05 Listed $179,000 cren
• 2026-01-04 Listing Removed — cren
• 2025-10-06 Price Changed $199,000 cren
• 2025-09-09 Price Changed $209,000 cren
• 2025-08-25 Price Changed $219,000 cren
• 2025-08-12 Price Changed $234,000 cren
• 2025-08-02 Price Changed $244,000 cren
• 2025-07-17 Listed $249,000 cren

Property tax history

+4.3%/yr

Latest (2025): $863 · +17.9% YoY. Source: county tax records.