4105 N Garfield Ave #100 · Loveland, CO 80538

$60,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 280 Days on market

Built 1995 1,056 sqft lot Est $54k · 13% 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
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great value on this well cared for 2 bedroom, 2 bathroom mobile home in Loveland Plaza MHP! This listing is for the mobile home only. Buyers must also qualify for monthly lot rent of $649 through mobile home mark.

Key facts

• Large deck
• Laminate flooring
• New exterior paint

Tags

• CORNER LOT
• LAMINATE FLOORING
• NEW CLOSET DOORS
• NEW EXTERIOR PAINT
• LARGE DECK
• SPACIOUS FENCED FRONT YARD

Property features AI

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Cable available; High-speed internet available; Park trash service
• Home design: Manufactured in park (mobile home)
• Construction: Frame construction; Metal roof; Post and pier foundation
• Exterior features: Deck; Storage structure; Land lease; Fenced; Corner lot; Evergreen trees; Level lot; Paved surfaces with curbs, gutters and sidewalks; Street lights and fire hydrant within 500 feet

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; Open floor plan; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $61k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $61k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.9% vs local median 2.9% in Loveland — 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 73/100 on livability (#52 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A; Watch: crime C-, commute F, cost of living F.
• Thompson School District R-2J (suburban): math 28% / reading 48% proficiency, ranked #28 of 86 in CO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Laurene Edmondson Elementary School (math 10% / reading 34%, grade F, #651 of 966 statewide, top 68%, 261 students, 56% FRL); Loveland High School (math 35% / reading 71%, grade C-, #88 of 381 statewide, top 23%, 1,525 students, 28% FRL).
• Market conditions: Rents rising (+3.1%/yr); 436 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $421 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.1% 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 280 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $14k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $61k implies a 85% 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 $53,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 3.03% ✓
• Cap rate: 27.89%
• Cash-on-cash: 77.12%
• DSCR: 4.43
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $53,856
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4105 N Garfield Ave #44	0.00mi	3/2.0	1,056 (0%)	0mo	$53,500	$51	100

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 77.2%
• Equity multiple: 4.53×
• Total profit: $60,120
• Equity at exit: $9,080

10-year hold

• IRR: 80.8%
• Equity multiple: 9.39×
• Total profit: $143,025
• Equity at exit: $5,266

Cash invested: $17,052 (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 80538

• Rents YoY: 3.1%
• Active inventory: 436
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$319
• Tax from tax record: −$16 /mo · $194/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,096

Break-even live

Break-even rent $457

Max offer price $60,900

Occupancy floor 36%

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: $15,225
• Closing costs: $1,827
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,925	$2.22	23d	1	0.44mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	23d	1	0.47mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	23d	1	0.47mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	23d	1	0.50mi
3492 Butternut Dr Loveland, CO	2.0	1.0	850	$1,299	$1.53	23d	1	0.52mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	14d	1	0.56mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	14d	1	0.60mi
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	14d	1	0.60mi
1375 W 45th St Loveland, CO	3.0	2.0	1221	$2,480	$2.03	23d	1	0.84mi
820 W 30th St Loveland, CO	3.0	1.0	1176	$2,000	$1.70	23d	1	0.95mi
1650 Oak Creek Dr Loveland, CO	2.0	1.5	1072	$1,985	$1.85	14d	1	1.04mi
1404 Caddoa Dr Loveland, CO	2.0	1.0	870	$1,595	$1.83	23d	1	1.04mi
1691 Oak Creek Dr Loveland, CO	2.0	2.5	1152	$1,850	$1.61	21d	1	1.05mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	23d	5	1.47mi

Listing history 22 events

1. 2026-06-18
   price $60,900 Active 280 DOM
2. 2026-06-18
   days on market $64,900 Active 280 DOM
3. 2026-06-17
   days on market $64,900 Active 279 DOM
4. 2026-06-16
   days on market $64,900 Active 278 DOM
5. 2026-06-15
   days on market $64,900 Active 277 DOM
6. 2026-06-14
   days on market $64,900 Active 275 DOM
7. 2026-06-13
   days on market $64,900 Active 274 DOM
8. 2026-06-10
   days on market $64,900 Active 272 DOM
9. 2026-06-09
   days on market $64,900 Active 271 DOM
10. 2026-06-08
    days on market $64,900 Active 270 DOM
11. 2026-06-07
    days on market $64,900 Active 269 DOM
12. 2026-06-03
    days on market $64,900 Active 265 DOM
13. 2026-06-02
    days on market $64,900 Active 264 DOM
14. 2026-06-01
    days on market $64,900 Active 263 DOM
15. 2026-05-31
    days on market $64,900 Active 262 DOM
16. 2026-05-30
    days on market $64,900 Active 261 DOM
17. 2026-01-30
    price $64,900
18. 2025-10-24
    price $69,900
19. 2025-09-11
    listed $75,000 Active
20. 2020-03-12
    soldstatus $33,000 Sold 213-char remark

    Show marketing remark (213 chars)

    Great value on this well cared for 2 bedroom, 2 bathroom mobile home in Loveland Plaza MHP! This listing is for the mobile home only. Buyers must also qualify for monthly lot rent of $649 through mobile home mark.

21. 2020-02-25
    status Pending 213-char remark

    Show marketing remark (213 chars)

    Great value on this well cared for 2 bedroom, 2 bathroom mobile home in Loveland Plaza MHP! This listing is for the mobile home only. Buyers must also qualify for monthly lot rent of $649 through mobile home mark.

22. 2019-11-21
    listed $35,000 Active 213-char remark

    Show marketing remark (213 chars)

    Great value on this well cared for 2 bedroom, 2 bathroom mobile home in Loveland Plaza MHP! This listing is for the mobile home only. Buyers must also qualify for monthly lot rent of $649 through mobile home mark.

ⓘ 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: $194 · $16/mo
• Projected year-2 tax: $335 · $28/mo
• Expected delta: +$141/yr (+$12/mo · 72.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,128
• − Mortgage interest: −$3,411
• − Property taxes: −$194
• − Insurance: −$304
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$1,772
• Taxable income: $12,906
• Est. tax owed @ 24.0%: −$3,097
• After-tax cash flow: $10,052/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: Thompson School District R-2J
• NCES district ID: 0805400
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,040
• Composite: 34.01/100
• National rank: #5313
• State rank: #28 of 86 in CO

Livability — Loveland

• Score: 73/100
• State rank: #52
• US rank: #5353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loveland, CO
• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 50,110
• Household income: $86,671
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1447.0

Population outlook (Larimer County) Hauer SSP2

• Today (2025): 415,361 people
• By 2030: 457,762 · +10.2%
• By 2040: 542,310 · +30.6%
• By 2050: 627,048 · +51.0%
• By 2075: 833,722 · +100.7%
• By 2100: 952,590 · +129.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Larimer

• 2024 margin: D (+17.6) · D 57.4% · R 39.8% · Other 2.9%
• 2008→2024 swing: +7.9pp toward D · 2008: 9.7pp · 2024: 17.6pp
• All cycles: 2024: D+17.6 2020: D+15.4 2016: D+4.9 2012: D+5.2 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -515.25%
• Current HPI: 242.9397
• Rent YoY: ▲ 3.11%
• Metro: Fort Collins, 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

+85.4% since first listed

6 events — show timeline

• 2026-01-30 Price Changed $64,900 IRES
• 2025-10-24 Price Changed $69,900 IRES
• 2025-09-11 Listed $75,000 IRES
• 2020-03-12 Sold (MLS) $33,000 IRES
• 2020-02-25 Pending — IRES
• 2019-11-21 Listed $35,000 IRES

Property tax history

+3.5%/yr

Latest (2025): $194 · +143.1% YoY. Source: county tax records.