34344 Us Hwy 160 #52 · Durango, CO 81303

$106,950

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 86 Days on market

Built 1997 Est $87k · 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living in a nice mobile home park! Lot rent is $425 per month which includes water, sewer, trash. Featuring 3 bedrooms and 2 baths. Updated flooring and bath. Vaulted ceiling. Eat-In Kitchen with appliances. Heat source is wood stove, heats home nicely. Easy to show. Range/Oven, Refrigerator, Washer and Dryer stay with property. Call today!

Key facts

• Fenced yard
• Spacious kitchen
• Storage sheds

Tags

• MOUNTAIN VIEWS
• SPACIOUS KITCHEN
• FENCED YARD
• STORAGE SHEDS

Property features AI

Exterior

• Home design: Designed and zoned for single-family residential use
• Exterior features: Used as a residential single-family property

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $107k.

Deal economics

• At list price, monthly cash flow is $946 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $101k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 soft (-0.2%/yr); 101 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 $740 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $56k; list at $107k implies a 92% 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 $100,533 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.99% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.93%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $87,360
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34344 Highway 160 #20	0.16mi	3/2.0	1,216 (-3%)	3mo	$85,000	$70	86
34344 Highway 160 #61	0.10mi	3/2.0	1,232 (-1%)	13mo	$60,000	$49	82
34344 Highway 160 #6	0.15mi	3/2.0	1,216 (-3%)	9mo	$80,000	$66	82
365 Toad Rd	0.71mi	3/2.0	1,152 (-8%)	23mo	$359,500	$312	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.23×
• Total profit: $36,728
• Equity at exit: $15,947

10-year hold

• IRR: 36.0%
• Equity multiple: 3.86×
• Total profit: $85,566
• Equity at exit: $9,247

Cash invested: $29,946 (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 81303

• Rents YoY: -0.2%
• Active inventory: 101
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,604/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $946

Break-even live

Break-even rent $936

Max offer price $106,950

Occupancy floor 51%

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: $26,738
• Closing costs: $3,208
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $106,950 Active 86 DOM
2. 2026-06-18
   days on market $106,950 Active 85 DOM
3. 2026-06-17
   days on market $106,950 Active 84 DOM
4. 2026-06-16
   days on market $106,950 Active 83 DOM
5. 2026-06-15
   days on market $106,950 Active 82 DOM
6. 2026-06-14
   days on market $106,950 Active 80 DOM
7. 2026-06-12
   pricedays on market $106,950 Active 79 DOM
8. 2026-06-09
   days on market $109,950 Active 76 DOM
9. 2026-06-08
   days on market $109,950 Active 75 DOM
10. 2026-06-07
    days on market $109,950 Active 74 DOM
11. 2026-06-05
    days on market $109,950 Active 71 DOM
12. 2026-06-03
    days on market $109,950 Active 70 DOM
13. 2026-06-02
    days on market $109,950 Active 69 DOM
14. 2026-06-01
    days on market $109,950 Active 68 DOM
15. 2026-05-31
    days on market $109,950 Active 67 DOM
16. 2026-05-30
    days on market $109,950 Active 66 DOM
17. 2026-05-13
    status Active
18. 2026-03-16
    listed $109,950 Active
19. 2022-08-08
    soldstatus $55,700 Closed 353-char remark

    Show marketing remark (353 chars)

    Affordable living in a nice mobile home park! Lot rent is $425 per month which includes water, sewer, trash. Featuring 3 bedrooms and 2 baths. Updated flooring and bath. Vaulted ceiling. Eat-In Kitchen with appliances. Heat source is wood stove, heats home nicely. Easy to show. Range/Oven, Refrigerator, Washer and Dryer stay with property. Call today!

20. 2022-07-12
    historical 353-char remark

    Show marketing remark (353 chars)

    Affordable living in a nice mobile home park! Lot rent is $425 per month which includes water, sewer, trash. Featuring 3 bedrooms and 2 baths. Updated flooring and bath. Vaulted ceiling. Eat-In Kitchen with appliances. Heat source is wood stove, heats home nicely. Easy to show. Range/Oven, Refrigerator, Washer and Dryer stay with property. Call today!

21. 2022-06-30
    listed $76,000 353-char remark

    Show marketing remark (353 chars)

    Affordable living in a nice mobile home park! Lot rent is $425 per month which includes water, sewer, trash. Featuring 3 bedrooms and 2 baths. Updated flooring and bath. Vaulted ceiling. Eat-In Kitchen with appliances. Heat source is wood stove, heats home nicely. Easy to show. Range/Oven, Refrigerator, Washer and Dryer stay with property. Call today!

22. 2021-11-09
    soldstatus $47,500 373-char remark

    Show marketing remark (373 chars)

    This is a lovely home in a nice park. Lot rent is $425 per month which includes water, sewer, trash. Featuring 3 bedrooms and 2 baths. Updated flooring and bath. Vaulted ceiling. Eat-In Kitchen with appliances. Heat source is wood stove, heats home nicely. Easy to show. Range/Oven, Refrigerator, Washer and Dryer stay with property. Call today to see this affordable home.

23. 2021-05-16
    listed $47,500 373-char remark

    Show marketing remark (373 chars)

    This is a lovely home in a nice park. Lot rent is $425 per month which includes water, sewer, trash. Featuring 3 bedrooms and 2 baths. Updated flooring and bath. Vaulted ceiling. Eat-In Kitchen with appliances. Heat source is wood stove, heats home nicely. Easy to show. Range/Oven, Refrigerator, Washer and Dryer stay with property. Call today to see this affordable home.

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,603
• − Mortgage interest: −$5,991
• − Property taxes: −$1,604
• − Insurance: −$535
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$3,111
• Taxable income: $10,265
• Est. tax owed @ 24.0%: −$2,464
• After-tax cash flow: $8,893/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: 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): 10,236
• Household income: $88,103
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 310.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 25% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 5% Iranian 4% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 1% Chinese 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: ▼ -218.99%
• Current HPI: 220.124
• Rent YoY: ▼ -0.20%
• 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

+131.5% since first listed

7 events — show timeline

• 2026-05-13 Relisted — cren
• 2026-03-16 Listed $109,950 cren
• 2022-08-08 Sold (MLS) $55,700 cren
• 2022-07-12 Listing Removed — cren
• 2022-06-30 Listed $76,000 cren
• 2021-11-09 Sold (MLS) $47,500 cren
• 2021-05-16 Listed $47,500 cren

Property tax history

+5.4%/yr

Latest (2025): $203 · +238.9% YoY. Source: county tax records.