327 W Eisenhower Blvd · Loveland, CO 80537

$325,000

2 bd · 2.0 ba · 2,644 sqft · SingleFamily public records · 40 Days on market

Built 1949 7,405 sqft lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, fully updated mid-century home with lots of charm just a few doors away from gorgeous Lake Loveland and across from Dwayne Webster Veterans Park. This home has stainless steel appliances, a kitchen island, upgraded laminate floors in main living area, and a finished basement with bar and family room for entertaining. Come enjoy the covered patio in the large backyard with alley access parking and space to add a detached garage.

Key facts

• Laminate floors
• Finished basement
• Kitchen island

Tags

• NEW SEWER LINE
• DUCTLESS COOLING
• STAINLESS STEEL APPLIANCES
• KITCHEN ISLAND
• LAMINATE FLOORS
• FINISHED BASEMENT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Off-street parking
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Cable available; High-speed internet available
• Home design: Single-family residence; One story; Previously owned (not new); Accessible: level lot, level driveway, main floor bathroom
• Construction: Brick construction; Composition roof; Built with a full basement; Above-grade finished area and additional finished below-grade area
• Exterior features: Patio; Fenced yard; Paved streets with curbs, gutters and sidewalks; Street lighting; Alley access; Water rights excluded; Minimal flood risk (C rating)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Microwave; Garbage disposal
• Bedrooms: 4 bedrooms (all conforming)
• Bathrooms: 2 full bathrooms (1 on main level, 1 in basement)
• Heating & cooling: Forced air heating; Ductless cooling
• Interior features: Electric range; Dishwasher; Refrigerator; Microwave; Garbage disposal; Fire alarm; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (36.2% below list).
• Recommended offer: $207k (36.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: Monroe Elementary School (math 15% / reading 17%, grade F, #781 of 966 statewide, top 82%, 258 students, 75% FRL); Mountain View High School (math 24% / reading 51%, grade F, #192 of 381 statewide, top 51%, 1,138 students, 35% FRL) — zoned schools average 55% FRL vs 29% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,333 (36.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.71%
• DSCR: 0.75
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $753,540
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1050 N Garfield Ave	0.30mi	3/2.0 (+1)	2,563 (-3%)	21mo	$542,000	$211	58
1635 N Garfield Ave	0.19mi	3/2.5 (+1)	2,414 (-9%)	14mo	$801,000	$332	58
680 Colorado Ave	0.74mi	3/2.0 (+1)	2,478 (-6%)	6mo	$475,000	$192	45
633 W 6th St	0.75mi	3/2.0 (+1)	2,438 (-8%)	6mo	$695,000	$285	42

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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: -25.5%
• Equity multiple: 0.13×
• Total profit: $-79,123
• Equity at exit: $48,459

10-year hold

• IRR: -20.5%
• Equity multiple: -0.10×
• Total profit: $-99,756
• Equity at exit: $28,100

Cash invested: $91,000 (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 80537

• Rents YoY: 3.6%
• Active inventory: 292
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,073 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$231 /mo · $2,774/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-433

Break-even live

Break-even rent $2,621

Max offer price $248,508

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-341	+0% $-433	+5% $-525	+10% $-617
Rent	-10% $-597	-5% $-515	+0% $-433	+5% $-351	+10% $-269
Rate	-1.0pp $-269	-0.5pp $-350	base $-433	+0.5pp $-517	+1.0pp $-603

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 Logan Dr Loveland, CO	3.0	2.5	2388	$3,650	$1.53	24d	1	1.01mi

Listing history 42 events

1. 2026-06-21
   days on market $325,000 Active 40 DOM
2. 2026-06-18
   days on market $325,000 Active 37 DOM
3. 2026-06-17
   days on market $325,000 Active 36 DOM
4. 2026-06-16
   days on market $325,000 Active 35 DOM
5. 2026-06-15
   days on market $325,000 Active 34 DOM
6. 2026-06-14
   days on market $325,000 Active 32 DOM
7. 2026-06-13
   days on market $325,000 Active 31 DOM
8. 2026-06-10
   days on market $325,000 Active 29 DOM
9. 2026-06-09
   days on market $325,000 Active 28 DOM
10. 2026-06-08
    days on market $325,000 Active 27 DOM
11. 2026-06-07
    days on market $325,000 Active 26 DOM
12. 2026-06-03
    days on market $325,000 Active 22 DOM
13. 2026-06-02
    days on market $325,000 Active 21 DOM
14. 2026-06-01
    days on market $325,000 Active 20 DOM
15. 2026-05-31
    days on market $325,000 Active 19 DOM
16. 2026-05-30
    days on market $325,000 Active 18 DOM
17. 2026-05-11
    listed $350,000 Active
18. 2016-05-09
    soldstatus $285,000
19. 2016-05-06
    soldstatus $285,000 444-char remark

    Show marketing remark (444 chars)

    Beautiful, fully updated mid-century home with lots of charm just a few doors away from gorgeous Lake Loveland and across from Dwayne Webster Veterans Park. This home has stainless steel appliances, a kitchen island, upgraded laminate floors in main living area, and a finished basement with bar and family room for entertaining. Come enjoy the covered patio in the large backyard with alley access parking and space to add a detached garage.

20. 2016-05-06
    soldstatus $285,000 Sold 444-char remark

    Show marketing remark (444 chars)

    Beautiful, fully updated mid-century home with lots of charm just a few doors away from gorgeous Lake Loveland and across from Dwayne Webster Veterans Park. This home has stainless steel appliances, a kitchen island, upgraded laminate floors in main living area, and a finished basement with bar and family room for entertaining. Come enjoy the covered patio in the large backyard with alley access parking and space to add a detached garage.

21. 2016-05-01
    listed $272,000 444-char remark

    Show marketing remark (444 chars)

    Beautiful, fully updated mid-century home with lots of charm just a few doors away from gorgeous Lake Loveland and across from Dwayne Webster Veterans Park. This home has stainless steel appliances, a kitchen island, upgraded laminate floors in main living area, and a finished basement with bar and family room for entertaining. Come enjoy the covered patio in the large backyard with alley access parking and space to add a detached garage.

22. 2016-04-04
    historical Active - Backup 444-char remark

    Show marketing remark (444 chars)

    Beautiful, fully updated mid-century home with lots of charm just a few doors away from gorgeous Lake Loveland and across from Dwayne Webster Veterans Park. This home has stainless steel appliances, a kitchen island, upgraded laminate floors in main living area, and a finished basement with bar and family room for entertaining. Come enjoy the covered patio in the large backyard with alley access parking and space to add a detached garage.

23. 2016-03-28
    status Active 444-char remark

    Show marketing remark (444 chars)

    Beautiful, fully updated mid-century home with lots of charm just a few doors away from gorgeous Lake Loveland and across from Dwayne Webster Veterans Park. This home has stainless steel appliances, a kitchen island, upgraded laminate floors in main living area, and a finished basement with bar and family room for entertaining. Come enjoy the covered patio in the large backyard with alley access parking and space to add a detached garage.

24. 2016-03-15
    historical Active - Backup 444-char remark

    Show marketing remark (444 chars)

    Beautiful, fully updated mid-century home with lots of charm just a few doors away from gorgeous Lake Loveland and across from Dwayne Webster Veterans Park. This home has stainless steel appliances, a kitchen island, upgraded laminate floors in main living area, and a finished basement with bar and family room for entertaining. Come enjoy the covered patio in the large backyard with alley access parking and space to add a detached garage.

25. 2016-03-11
    price $272,000 444-char remark

    Show marketing remark (444 chars)

    Beautiful, fully updated mid-century home with lots of charm just a few doors away from gorgeous Lake Loveland and across from Dwayne Webster Veterans Park. This home has stainless steel appliances, a kitchen island, upgraded laminate floors in main living area, and a finished basement with bar and family room for entertaining. Come enjoy the covered patio in the large backyard with alley access parking and space to add a detached garage.

26. 2016-03-04
    listed $285,000 Active 444-char remark

    Show marketing remark (444 chars)

    Beautiful, fully updated mid-century home with lots of charm just a few doors away from gorgeous Lake Loveland and across from Dwayne Webster Veterans Park. This home has stainless steel appliances, a kitchen island, upgraded laminate floors in main living area, and a finished basement with bar and family room for entertaining. Come enjoy the covered patio in the large backyard with alley access parking and space to add a detached garage.

27. 2011-12-20
    soldstatus $196,000
28. 2011-12-16
    soldstatus $196,000 Sold
29. 2011-11-17
    historical Active - Backup
30. 2011-10-20
    status Active
31. 2011-10-19
    historical Active - Backup
32. 2011-09-28
    price $199,500
33. 2011-09-18
    listed $209,500 Active
34. 2011-07-22
    price $99,900 Sold
35. 2011-07-22
    soldstatus $99,000 Sold
36. 2011-06-21
    historical
37. 2011-06-01
    status Active
38. 2011-04-21
    historical
39. 2011-04-12
    listed $117,900 Active
40. 2004-03-17
    soldstatus $145,900
41. 2003-12-18
    listed $145,900
42. 1995-12-01
    soldstatus $99,500

ⓘ 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: $2,774 · $231/mo
• Projected year-2 tax: $2,774 · $231/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥92°F today · 14 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: $24,880
• − Mortgage interest: −$18,205
• − Property taxes: −$2,774
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$9,455
• Taxable loss: −$11,160
• Est. tax savings @ 24.0%: +$2,678
• After-tax cash flow: $-2,518/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): 44,425
• Household income: $86,325
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1703.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -606.26%
• Current HPI: 253.4939
• Rent YoY: ▲ 3.57%
• 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

+251.8% since first listed

26 events — show timeline

• 2026-05-11 Listed $350,000 IRES
• 2016-05-09 Sold (Public Records) $285,000 Public Records
• 2016-05-06 Sold (MLS) $285,000 IRES
• 2016-05-06 Sold (MLS) $285,000 REColorado as Distributed by MLS Grid
• 2016-05-01 Listed $272,000 REColorado as Distributed by MLS Grid
• 2016-04-04 Contingent — IRES
• 2016-03-28 Relisted — IRES
• 2016-03-15 Contingent — IRES
• 2016-03-11 Price Changed $272,000 IRES
• 2016-03-04 Listed $285,000 IRES
• 2011-12-20 Sold (Public Records) $196,000 Public Records
• 2011-12-16 Sold (MLS) $196,000 IRES
• 2011-11-17 Contingent — IRES
• 2011-10-20 Relisted — IRES
• 2011-10-19 Contingent — IRES
• 2011-09-28 Price Changed $199,500 IRES
• 2011-09-18 Listed $209,500 IRES
• 2011-07-22 Sold (MLS) $99,000 IRES
• 2011-07-22 Price Changed $99,900 IRES
• 2011-06-21 Listing Removed — IRES
• 2011-06-01 Relisted — IRES
• 2011-04-21 Listing Removed — IRES
• 2011-04-12 Listed $117,900 IRES
• 2004-03-17 Sold (MLS) $145,900 IRES
• 2003-12-18 Listed $145,900 IRES
• 1995-12-01 Sold (Public Records) $99,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,774 · +8.8% YoY. Source: county tax records.