6000 County Road 203 #37 · Durango, CO 81301

$134,000

2 bd · 2.0 ba · 868 sqft · Manufactured · 37 Days on market

Built 2025 Good condition Est $118k · 14% over

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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 +8.9/10.0
• Condition / age +4.2/5.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for an affordable home in Durango this is it! This home has 3 bedrooms, a huge eat in kitchen. 2 full Baths. Ceramic tile. Kitchen appliances. Fenced yard perfect for pets. Covered Porch. 2 storage sheds. Lot rent only $430.00 per month. Great Views of the Red Cliffs. Call today to see this lovely home. Located in Durango North Village Mobile Home Park.

Key facts

• Light grey cabinets
• Red cliff views
• Lvp flooring

Tags

• MOVE IN READY
• MATURE TREES
• RED CLIFF VIEWS
• DECKS ON FRONT AND BACKSIDE
• LVP FLOORING
• LIGHT GREY CABINETS

Property features AI

Exterior

• Utilities: Electricity available; Natural gas available; Public water; Public sewer; High speed internet available; Cellular phone reception
• Home design: Single wide mobile home; 1 story; Residential single family zoning; Entry foundation is skirted (not permanent)
• Construction: Vinyl siding; Wood frame construction; Composition roof
• Exterior features: Deck; Chain link fencing; Near golf course; Dirt road access; Has view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Flooring: Partially carpeted; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Ceiling fan(s); Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $134k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $542 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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); 582 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 $926 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $46k; list at $134k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $129,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.32%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $118,048
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6000 County Road 203 #17	0.00mi	3/2.0 (+1)	960 (+11%)	16mo	$115,000	$120	64
6000 County Road 203 #39	0.00mi	3/2.0 (+1)	990 (+14%)	15mo	$135,000	$136	59

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $12,697
• Equity at exit: $19,980

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $55,129
• Equity at exit: $11,586

Cash invested: $37,520 (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 81301

• Rents YoY: 2.9%
• Active inventory: 582
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$703
• Tax est. 1.5%: −$168 /mo · $2,010/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $542

Break-even live

Break-even rent $1,172

Max offer price $134,000

Occupancy floor 66%

Sensitivity live

Price	-10% $634	-5% $588	+0% $542	+5% $495	+10% $449
Rent	-10% $395	-5% $468	+0% $542	+5% $615	+10% $688
Rate	-1.0pp $609	-0.5pp $576	base $542	+0.5pp $507	+1.0pp $472

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $134,000 Active 37 DOM
2. 2026-06-18
   days on market $134,000 Active 36 DOM
3. 2026-06-17
   days on market $134,000 Active 35 DOM
4. 2026-06-16
   days on market $134,000 Active 34 DOM
5. 2026-06-15
   days on market $134,000 Active 33 DOM
6. 2026-06-14
   days on market $134,000 Active 31 DOM
7. 2026-06-12
   days on market $134,000 Active 30 DOM
8. 2026-06-09
   days on market $134,000 Active 27 DOM
9. 2026-06-08
   days on market $134,000 Active 26 DOM
10. 2026-06-07
    days on market $134,000 Active 25 DOM
11. 2026-06-05
    days on market $134,000 Active 22 DOM
12. 2026-06-03
    days on market $134,000 Active 21 DOM
13. 2026-06-02
    days on market $134,000 Active 20 DOM
14. 2026-06-01
    days on market $134,000 Active 19 DOM
15. 2026-05-31
    days on market $134,000 Active 18 DOM
16. 2026-05-30
    days on market $134,000 Active 17 DOM
17. 2026-05-13
    listed $134,000 Active
18. 2018-07-30
    historical
19. 2018-03-26
    listed $52,000
20. 2017-10-20
    soldstatus $45,900 375-char remark

    Show marketing remark (375 chars)

    If you are looking for an affordable home in Durango this is it! This home has 3 bedrooms, a huge eat in kitchen. 2 full Baths. Ceramic tile. Kitchen appliances. Fenced yard perfect for pets. Covered Porch. 2 storage sheds. Lot rent only $430.00 per month. Great Views of the Red Cliffs. Call today to see this lovely home. Located in Durango North Village Mobile Home Park.

21. 2017-07-31
    listed $49,900 375-char remark

    Show marketing remark (375 chars)

    If you are looking for an affordable home in Durango this is it! This home has 3 bedrooms, a huge eat in kitchen. 2 full Baths. Ceramic tile. Kitchen appliances. Fenced yard perfect for pets. Covered Porch. 2 storage sheds. Lot rent only $430.00 per month. Great Views of the Red Cliffs. Call today to see this lovely home. Located in Durango North Village Mobile Home Park.

22. 2017-01-01
    historical
23. 2016-07-20
    listed $45,000
24. 2016-04-29
    historical
25. 2016-04-28
    listed $45,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,293
• − Mortgage interest: −$7,506
• − Property taxes: −$2,010
• − Insurance: −$670
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$3,898
• Taxable income: $4,642
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $5,385/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 · 13 photos

Good 85/100 Cosmetic rehab

This newly-built mobile home is move-in ready with good condition and minimal repairs needed. It offers a good investment opportunity with potential for rental or resale value enhancement.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and rental value
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and attracts buyers ↑

ⓘ 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

+197.8% since first listed

9 events — show timeline

• 2026-05-13 Listed $134,000 cren
• 2018-07-30 Listing Removed — cren
• 2018-03-26 Listed $52,000 cren
• 2017-10-20 Sold (MLS) $45,900 cren
• 2017-07-31 Listed $49,900 cren
• 2017-01-01 Listing Removed — cren
• 2016-07-20 Listed $45,000 cren
• 2016-04-29 Listing Removed — cren
• 2016-04-28 Listed $45,000 cren