2628 Southpark Rd · Midland, CO 80816

$329,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 246 Days on market

Built 1997 2.01 ac lot $4/mo HOA

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the shadow of Pikes Peak, this charming 2-bedroom, 2-bathroom home offers 1,080 sq. ft. of comfortable living space on 2 acres of land. Features include: Oversized 2-car garage Brand new carpet (2024) Updated flooring (2023) New water heater (2023) Skylights replaced (2022) Spacious deck built in 2022 New roof (2022) Enjoy the perfect balance of modern updates and serene Colorado living with room to grow, play, and take in breathtaking mountain views. This house will come partially furnished.

Key facts

• New carpet
• New water heater
• Spacious deck

Tags

• OVERSIZED GARAGE
• NEW CARPET
• UPDATED FLOORING
• NEW WATER HEATER
• SKYLIGHTS REPLACED
• SPACIOUS DECK

Property features AI

Finance

• Other: Zoning: R-1
• HOA & community: Colorado Mountain Estates Property Owners association; Self-managed association; Annual fee of $49.60

Exterior

• Parking: Oversized 2-car garage; 2 total parking spaces
• Utilities: Septic tank
• Home design: Single-family house; One story; Faces east; Unattached property
• Construction: Frame construction; Shingle roof
• Exterior features: Private yard; Dog run; Deck; Partial fencing; Level lot

Interior

• Kitchen: Oven; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 bathrooms (1 full bath and 1 three-quarter bath; both on the main level); En suite three-quarter bathroom; Primary suite with full bathroom
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: Family room; Great room
• Laundry & utility: Washer; Dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $329k.

Deal economics

• At list price, monthly cash flow is $964 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $329k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#414 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living B; Watch: crime F, amenities F, commute F.
• Cripple Creek-Victor School District No. Re-1 (rural): math 10% / reading 25% proficiency, ranked #157 of 176 in CO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cresson Elementary School (math 10% / reading 54%, grade F, #469 of 966 statewide, top 49%, 137 students, 73% FRL); Cripple Creek-Victor Junior-Senior High School (math 12% / reading 24%, grade F, #337 of 381 statewide, top 88%, 176 students, 49% FRL).
• Market conditions: 277 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 148 units permitted in Teller County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Teller County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $31k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $289,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
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: 1.11% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $7,962
• Equity at exit: $49,055

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $85,407
• Equity at exit: $28,446

Cash invested: $92,120 (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 80816

• Home prices YoY: -18.1%
• Active inventory: 277
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,668 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$137
• HOA: −$4
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $964

Break-even live

Break-even rent $2,447

Max offer price $329,000

Occupancy floor 69%

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1823 S Mountain Estates Rd Florissant, CO	3.0	2.0	1314	$3,668	$2.79	11d	1	0.71mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: water

Listing history 34 events

1. 2026-06-18
   days on market $329,000 Active 246 DOM
2. 2026-06-17
   days on market $329,000 Active 245 DOM
3. 2026-06-16
   days on market $329,000 Active 244 DOM
4. 2026-06-15
   days on market $329,000 Active 243 DOM
5. 2026-06-14
   days on market $329,000 Active 241 DOM
6. 2026-06-13
   days on market $329,000 Active 240 DOM
7. 2026-06-10
   days on market $329,000 Active 238 DOM
8. 2026-06-09
   days on market $329,000 Active 237 DOM
9. 2026-06-08
   days on market $329,000 Active 236 DOM
10. 2026-06-07
    days on market $329,000 Active 235 DOM
11. 2026-06-03
    days on market $329,000 Active 231 DOM
12. 2026-06-03
    days on market $329,000 Active 230 DOM
13. 2026-06-01
    days on market $329,000 Active 229 DOM
14. 2026-05-31
    days on market $329,000 Active 228 DOM
15. 2026-02-03
    status Active 518-char remark

    Show marketing remark (518 chars)

    Nestled in the shadow of Pikes Peak, this charming 2-bedroom, 2-bathroom home offers 1,080 sq. ft. of comfortable living space on 2 acres of land. Features include: Oversized 2-car garage Brand new carpet (2024) Updated flooring (2023) New water heater (2023) Skylights replaced (2022) Spacious deck built in 2022 New roof (2022) Enjoy the perfect balance of modern updates and serene Colorado living with room to grow, play, and take in breathtaking mountain views. This house will come partially furnished.

16. 2026-02-03
    status Active 518-char remark

    Show marketing remark (518 chars)

    Nestled in the shadow of Pikes Peak, this charming 2-bedroom, 2-bathroom home offers 1,080 sq. ft. of comfortable living space on 2 acres of land. Features include: Oversized 2-car garage Brand new carpet (2024) Updated flooring (2023) New water heater (2023) Skylights replaced (2022) Spacious deck built in 2022 New roof (2022) Enjoy the perfect balance of modern updates and serene Colorado living with room to grow, play, and take in breathtaking mountain views. This house will come partially furnished.

17. 2026-01-20
    status Pending 518-char remark

    Show marketing remark (518 chars)

    Nestled in the shadow of Pikes Peak, this charming 2-bedroom, 2-bathroom home offers 1,080 sq. ft. of comfortable living space on 2 acres of land. Features include: Oversized 2-car garage Brand new carpet (2024) Updated flooring (2023) New water heater (2023) Skylights replaced (2022) Spacious deck built in 2022 New roof (2022) Enjoy the perfect balance of modern updates and serene Colorado living with room to grow, play, and take in breathtaking mountain views. This house will come partially furnished.

18. 2026-01-20
    status Pending 518-char remark

    Show marketing remark (518 chars)

    Nestled in the shadow of Pikes Peak, this charming 2-bedroom, 2-bathroom home offers 1,080 sq. ft. of comfortable living space on 2 acres of land. Features include: Oversized 2-car garage Brand new carpet (2024) Updated flooring (2023) New water heater (2023) Skylights replaced (2022) Spacious deck built in 2022 New roof (2022) Enjoy the perfect balance of modern updates and serene Colorado living with room to grow, play, and take in breathtaking mountain views. This house will come partially furnished.

19. 2025-10-20
    price $329,000 518-char remark

    Show marketing remark (518 chars)

    Nestled in the shadow of Pikes Peak, this charming 2-bedroom, 2-bathroom home offers 1,080 sq. ft. of comfortable living space on 2 acres of land. Features include: Oversized 2-car garage Brand new carpet (2024) Updated flooring (2023) New water heater (2023) Skylights replaced (2022) Spacious deck built in 2022 New roof (2022) Enjoy the perfect balance of modern updates and serene Colorado living with room to grow, play, and take in breathtaking mountain views. This house will come partially furnished.

20. 2025-10-20
    price $329,000 518-char remark

    Show marketing remark (518 chars)

    Nestled in the shadow of Pikes Peak, this charming 2-bedroom, 2-bathroom home offers 1,080 sq. ft. of comfortable living space on 2 acres of land. Features include: Oversized 2-car garage Brand new carpet (2024) Updated flooring (2023) New water heater (2023) Skylights replaced (2022) Spacious deck built in 2022 New roof (2022) Enjoy the perfect balance of modern updates and serene Colorado living with room to grow, play, and take in breathtaking mountain views. This house will come partially furnished.

21. 2025-10-01
    listed $360,000 Active 518-char remark

    Show marketing remark (518 chars)

    Nestled in the shadow of Pikes Peak, this charming 2-bedroom, 2-bathroom home offers 1,080 sq. ft. of comfortable living space on 2 acres of land. Features include: Oversized 2-car garage Brand new carpet (2024) Updated flooring (2023) New water heater (2023) Skylights replaced (2022) Spacious deck built in 2022 New roof (2022) Enjoy the perfect balance of modern updates and serene Colorado living with room to grow, play, and take in breathtaking mountain views. This house will come partially furnished.

22. 2025-10-01
    listed $360,000 Active 518-char remark

    Show marketing remark (518 chars)

    Nestled in the shadow of Pikes Peak, this charming 2-bedroom, 2-bathroom home offers 1,080 sq. ft. of comfortable living space on 2 acres of land. Features include: Oversized 2-car garage Brand new carpet (2024) Updated flooring (2023) New water heater (2023) Skylights replaced (2022) Spacious deck built in 2022 New roof (2022) Enjoy the perfect balance of modern updates and serene Colorado living with room to grow, play, and take in breathtaking mountain views. This house will come partially furnished.

23. 2022-03-31
    soldstatus $360,000
24. 2022-03-16
    soldstatus $360,000 Closed 665-char remark

    Show marketing remark (665 chars)

    Welcome home to your newest Colorado opportunity and adventure alike! Nestled in the heart of Colorado Mountain Estates, this charming ranch style home brings the gift of low maintenance, main level living, and plenty of room to grow any Rocky Mountain dream! Sitting on just over 2 acres, this updated home allows you the opportunity to dream big as it backs to two vacant lots, both are negotiable with the sale. Take some time and build your dream home and watch it unfold right before your eyes, or just keep your neighbors at a distance! From privacy, accessibility, to breathtaking views, this well maintained Colorado dream is ready to take on all of yours!

25. 2022-03-16
    soldstatus $360,000 665-char remark

    Show marketing remark (665 chars)

    Welcome home to your newest Colorado opportunity and adventure alike! Nestled in the heart of Colorado Mountain Estates, this charming ranch style home brings the gift of low maintenance, main level living, and plenty of room to grow any Rocky Mountain dream! Sitting on just over 2 acres, this updated home allows you the opportunity to dream big as it backs to two vacant lots, both are negotiable with the sale. Take some time and build your dream home and watch it unfold right before your eyes, or just keep your neighbors at a distance! From privacy, accessibility, to breathtaking views, this well maintained Colorado dream is ready to take on all of yours!

26. 2022-02-14
    status Pending 665-char remark

    Show marketing remark (665 chars)

    Welcome home to your newest Colorado opportunity and adventure alike! Nestled in the heart of Colorado Mountain Estates, this charming ranch style home brings the gift of low maintenance, main level living, and plenty of room to grow any Rocky Mountain dream! Sitting on just over 2 acres, this updated home allows you the opportunity to dream big as it backs to two vacant lots, both are negotiable with the sale. Take some time and build your dream home and watch it unfold right before your eyes, or just keep your neighbors at a distance! From privacy, accessibility, to breathtaking views, this well maintained Colorado dream is ready to take on all of yours!

27. 2022-02-10
    status Active 665-char remark

    Show marketing remark (665 chars)

    Welcome home to your newest Colorado opportunity and adventure alike! Nestled in the heart of Colorado Mountain Estates, this charming ranch style home brings the gift of low maintenance, main level living, and plenty of room to grow any Rocky Mountain dream! Sitting on just over 2 acres, this updated home allows you the opportunity to dream big as it backs to two vacant lots, both are negotiable with the sale. Take some time and build your dream home and watch it unfold right before your eyes, or just keep your neighbors at a distance! From privacy, accessibility, to breathtaking views, this well maintained Colorado dream is ready to take on all of yours!

28. 2022-01-20
    status Pending Accepting Backup Offers 665-char remark

    Show marketing remark (665 chars)

    Welcome home to your newest Colorado opportunity and adventure alike! Nestled in the heart of Colorado Mountain Estates, this charming ranch style home brings the gift of low maintenance, main level living, and plenty of room to grow any Rocky Mountain dream! Sitting on just over 2 acres, this updated home allows you the opportunity to dream big as it backs to two vacant lots, both are negotiable with the sale. Take some time and build your dream home and watch it unfold right before your eyes, or just keep your neighbors at a distance! From privacy, accessibility, to breathtaking views, this well maintained Colorado dream is ready to take on all of yours!

29. 2022-01-08
    listed $360,000 Active 665-char remark

    Show marketing remark (665 chars)

    Welcome home to your newest Colorado opportunity and adventure alike! Nestled in the heart of Colorado Mountain Estates, this charming ranch style home brings the gift of low maintenance, main level living, and plenty of room to grow any Rocky Mountain dream! Sitting on just over 2 acres, this updated home allows you the opportunity to dream big as it backs to two vacant lots, both are negotiable with the sale. Take some time and build your dream home and watch it unfold right before your eyes, or just keep your neighbors at a distance! From privacy, accessibility, to breathtaking views, this well maintained Colorado dream is ready to take on all of yours!

30. 2022-01-08
    listed $360,000 665-char remark

    Show marketing remark (665 chars)

    Welcome home to your newest Colorado opportunity and adventure alike! Nestled in the heart of Colorado Mountain Estates, this charming ranch style home brings the gift of low maintenance, main level living, and plenty of room to grow any Rocky Mountain dream! Sitting on just over 2 acres, this updated home allows you the opportunity to dream big as it backs to two vacant lots, both are negotiable with the sale. Take some time and build your dream home and watch it unfold right before your eyes, or just keep your neighbors at a distance! From privacy, accessibility, to breathtaking views, this well maintained Colorado dream is ready to take on all of yours!

31. 2021-11-01
    soldstatus $296,500
32. 2015-09-28
    soldstatus $159,950
33. 2015-08-17
    price $159,950
34. 2002-11-06
    soldstatus $131,000

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $1,810 · $151/mo
• Expected delta: +$1,007/yr (+$84/mo · 125.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 1/10 Low 8 d/yr ≥80°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,016
• − Mortgage interest: −$18,429
• − Property taxes: −$802
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,521
• − Management: −$3,521
• − HOA: −$48
• − Depreciation: −$9,571
• Taxable income: $6,478
• Est. tax owed @ 24.0%: −$1,555
• After-tax cash flow: $10,019/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: Cripple Creek-Victor School District No. Re-1
• NCES district ID: 0803180
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $48,346
• Composite: 19.0/100
• National rank: #13980
• State rank: #157 of 176 in CO

Livability — Midland

• Score: 48/100
• State rank: #414
• US rank: #26013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,372

Population outlook (Teller County) Hauer SSP2

• Today (2025): 22,404 people
• By 2030: 21,527 · -3.9%
• By 2040: 19,356 · -13.6%
• By 2050: 17,462 · -22.1%
• By 2075: 14,658 · -34.6%
• By 2100: 11,982 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 6% Slovak 5% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Teller

• 2024 margin: Solid R (+35.5) · D 31.0% · R 66.5% · Other 2.5%
• 2008→2024 swing: -7.3pp toward R · 2008: -28.1pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+35.2 2016: R+42.5 2012: R+33.1 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.52%
• Current HPI: 332.3075
• 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

+151.1% since first listed

20 events — show timeline

• 2026-02-03 Relisted — IRES
• 2026-02-03 Relisted — REColorado as Distributed by MLS Grid
• 2026-01-20 Pending — IRES
• 2026-01-20 Pending — REColorado as Distributed by MLS Grid
• 2025-10-20 Price Changed $329,000 IRES
• 2025-10-20 Price Changed $329,000 REColorado as Distributed by MLS Grid
• 2025-10-01 Listed $360,000 REColorado as Distributed by MLS Grid
• 2025-10-01 Listed $360,000 IRES
• 2022-03-31 Sold (Public Records) $360,000 Public Records
• 2022-03-16 Sold (MLS) $360,000 IRES
• 2022-03-16 Sold (MLS) $360,000 REColorado as Distributed by MLS Grid
• 2022-02-14 Pending — REColorado as Distributed by MLS Grid
• 2022-02-10 Relisted — REColorado as Distributed by MLS Grid
• 2022-01-20 Pending — REColorado as Distributed by MLS Grid
• 2022-01-08 Listed $360,000 IRES
• 2022-01-08 Listed $360,000 REColorado as Distributed by MLS Grid
• 2021-11-01 Sold (Public Records) $296,500 Public Records
• 2015-09-28 Sold (Public Records) $159,950 Public Records
• 2015-08-17 Price Changed $159,950 elevateMLS
• 2002-11-06 Sold (Public Records) $131,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $802 · +23.4% YoY. Source: county tax records.