316 Barnard Ct #87 · Longmont, CO 80501

$99,950

2 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 163 Days on market

Built 2015 Est $100k · at est. ↓ 12% since listing

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Why this score? — see what drove the B 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
• ARV discount +7.6/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own this nice (7 years old, one owner) 2 bd, 2 ba, open floor plan home located near the St Vrain creek. Fully fenced yard perfect for pets. Near St. Vrain Greenway Trail. Home has beautiful crown molding, wood look laminate flooring throughout with carpet in bedrooms, and an eat-at kitchen island all in a wonderfully open floor plan. Primary bedroom has soaking tub & walk-in shower. 8x12 shed in backyard. Must be approved by park. Seller requests 1-2 weeks post-closing occupancy due to moving out of state

Key facts

• Open floor plan
• Saint vrain creek
• Storage shed

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• FULLY FENCED YARD
• STORAGE SHED
• SAINT VRAIN CREEK
• SAINT VRAIN GREENWAY TRAIL

Property features AI

Finance

• Other: Minimal flood or C rating (low flood risk)

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel Energy); Electricity available; Cable available; High-speed internet available; Trash service: St Vrain MHP; No water rights
• Home design: Manufactured in park; Mobile home; Level lot and drive; Stall shower accessibility feature
• Construction: Frame construction with metal siding; Composition roof; Built by Clayton
• Exterior features: Partial chain link fencing; Corner lot; Level lot; South-facing; Paved surfaces; Asphalt road frontage; City street access; Storage structure; Spa/bath

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave; Disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Forced air heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Open floorplan; Kitchen island; Window coverings; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 2.6% in Longmont — 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 77/100 on livability (#24 in CO, #2,736 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: crime F, cost of living F.
• St. Vrain Valley School District No. Re1J (suburban): math 32% / reading 51% proficiency, ranked #23 of 86 in CO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Indian Peaks Elementary School (math 15% / reading 32%, grade F, #634 of 966 statewide, top 67%, 251 students, 82% FRL); Niwot High School (math 51% / reading 71%, grade C+, #51 of 381 statewide, top 13%, 1,355 students, 26% FRL) — zoned schools average 54% FRL vs 27% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 174 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $692 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,956 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.84% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.58%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $100,096
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Barnard Ct	0.07mi	3/2.0 (+1)	1,088 (0%)	9mo	$100,000	$92	84
323 Barnard Ct	0.02mi	3/2.0 (+1)	1,088 (0%)	18mo	$81,000	$74	78

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 · 0.64% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,473
• Equity at exit: $14,903

10-year hold

• IRR: 11.7%
• Equity multiple: 1.79×
• Total profit: $22,158
• Equity at exit: $8,642

Cash invested: $27,986 (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 80501

• Rents YoY: 0.6%
• Active inventory: 174
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$524
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $403

Break-even live

Break-even rent $1,327

Max offer price $99,950

Occupancy floor 73%

Sensitivity live

Price	-10% $460	-5% $432	+0% $403	+5% $375	+10% $347
Rent	-10% $258	-5% $331	+0% $403	+5% $476	+10% $548
Rate	-1.0pp $454	-0.5pp $429	base $403	+0.5pp $377	+1.0pp $351

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Judson St Longmont, CO	2.0	1.0	810	$1,650	$2.04	21d	1	0.52mi
808 Delaware Ave Unit D Longmont, CO	2.0	1.0	700	$1,300	$1.86	21d	1	0.54mi
732 Delaware Ave Unit A Longmont, CO	2.0	1.0	875	$1,600	$1.83	21d	1	0.57mi
720 Fairlane Ave Longmont, CO	2.0	1.0	828	$1,775	$2.14	21d	3	0.59mi
221 Gay St Unit C Longmont, CO	2.0	2.0	700	$1,495	$2.14	21d	1	0.59mi
485 2nd Ave Longmont, CO	2.0	1.0–2.0	858	$2,420	$2.82	21d	45	0.86mi
210 Emery St Longmont, CO	2.0–3.0	2.5	1492	$2,395	$1.61	14d	3	0.97mi
815 6th Ave Unit 1 Longmont, CO	2.0	2.0	1000	$1,675	$1.68	21d	1	1.03mi
1403 Lefthand Dr Longmont, CO	2.0	1.0	810	$1,645	$2.03	14d	1	1.06mi
525 Dry Creek Dr Longmont, CO	1.0–3.0	1.0–2.0	947	$2,173	$2.29	14d	89	1.09mi
1353 S Coffman St Longmont, CO	2.0	1.0	804	$1,925	$2.39	14d	1	1.14mi
1344 S Coffman St Longmont, CO	2.0	1.0	750	$1,295	$1.73	14d	1	1.15mi
1328 S Coffman St Unit 1 Longmont, CO	3.0	1.0	966	$1,745	$1.81	21d	1	1.15mi
1328 S Coffman St Longmont, CO	3.0	1.0	966	$1,795	$1.86	14d	2	1.15mi
2430 Mountain Brook Dr Longmont, CO	1.0–3.0	1.0–2.0	1029	$2,415	$2.35	14d	56	1.19mi
2735 Mountain Brook Dr Longmont, CO	3.0	1.0–3.0	945	$2,710	$2.87	14d	175	1.19mi
1530 9th Ave Longmont, CO	1.0–2.0	1.0	870	$1,600	$1.84	14d	4	1.28mi
911 Tulip St Longmont, CO	2.0	2.0	1196	$1,895	$1.58	21d	1	1.35mi
713 Collyer St Unit B Longmont, CO	1.0	1.0	800	$1,515	$1.89	21d	1	1.40mi
100 E 2nd Ave Longmont, CO	3.0	1.0–2.0	965	$2,805	$2.91	14d	93	1.41mi
946 Pratt St Unit B Longmont, CO	2.0	1.0	791	$1,800	$2.28	21d	1	1.44mi

Listing history 19 events

1. 2026-06-18
   days on market $99,950 Active 163 DOM
2. 2026-06-17
   days on market $99,950 Active 162 DOM
3. 2026-06-16
   days on market $99,950 Active 161 DOM
4. 2026-06-15
   days on market $99,950 Active 160 DOM
5. 2026-06-14
   days on market $99,950 Active 158 DOM
6. 2026-06-13
   days on market $99,950 Active 157 DOM
7. 2026-06-09
   days on market $99,950 Active 154 DOM
8. 2026-06-09
   days on market $99,950 Active 153 DOM
9. 2026-06-07
   days on market $99,950 Active 152 DOM
10. 2026-06-02
    pricedays on market $99,950 Active 147 DOM
11. 2026-06-01
    days on market $105,000 Active 146 DOM
12. 2026-05-31
    days on market $105,000 Active 145 DOM
13. 2026-05-30
    days on market $105,000 Active 144 DOM
14. 2026-05-04
    price $105,000
15. 2026-01-24
    price $115,000
16. 2026-01-06
    listed $125,000 Active
17. 2022-07-01
    soldstatus $100,000 Sold 515-char remark

    Show marketing remark (515 chars)

    Own this nice (7 years old, one owner) 2 bd, 2 ba, open floor plan home located near the St Vrain creek. Fully fenced yard perfect for pets. Near St. Vrain Greenway Trail. Home has beautiful crown molding, wood look laminate flooring throughout with carpet in bedrooms, and an eat-at kitchen island all in a wonderfully open floor plan. Primary bedroom has soaking tub & walk-in shower. 8x12 shed in backyard. Must be approved by park. Seller requests 1-2 weeks post-closing occupancy due to moving out of state

18. 2022-06-16
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Own this nice (7 years old, one owner) 2 bd, 2 ba, open floor plan home located near the St Vrain creek. Fully fenced yard perfect for pets. Near St. Vrain Greenway Trail. Home has beautiful crown molding, wood look laminate flooring throughout with carpet in bedrooms, and an eat-at kitchen island all in a wonderfully open floor plan. Primary bedroom has soaking tub & walk-in shower. 8x12 shed in backyard. Must be approved by park. Seller requests 1-2 weeks post-closing occupancy due to moving out of state

19. 2022-06-02
    listed $120,000 Active 515-char remark

    Show marketing remark (515 chars)

    Own this nice (7 years old, one owner) 2 bd, 2 ba, open floor plan home located near the St Vrain creek. Fully fenced yard perfect for pets. Near St. Vrain Greenway Trail. Home has beautiful crown molding, wood look laminate flooring throughout with carpet in bedrooms, and an eat-at kitchen island all in a wonderfully open floor plan. Primary bedroom has soaking tub & walk-in shower. 8x12 shed in backyard. Must be approved by park. Seller requests 1-2 weeks post-closing occupancy due to moving out of state

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $676 · $56/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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,055
• − Mortgage interest: −$5,599
• − Property taxes: −$676
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$2,908
• Taxable income: $3,726
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $3,945/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: St. Vrain Valley School District No. Re1J
• NCES district ID: 0805370
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $71,571
• Composite: 37.73/100
• National rank: #4353
• State rank: #23 of 86 in CO

Livability — Longmont

• Score: 77/100
• State rank: #24
• US rank: #2736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longmont, CO
• County: Boulder County · 271,666 people
• City population: 143,444
• Metro: Boulder, CO
• Population (ZIP): 44,147
• Household income: $80,911
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1958.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 31% Two or more races 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -567.24%
• Current HPI: 268.454
• Rent YoY: ▲ 0.64%
• Metro: Boulder, 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

-12.5% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $105,000 IRES
• 2026-01-24 Price Changed $115,000 IRES
• 2026-01-06 Listed $125,000 IRES
• 2022-07-01 Sold (MLS) $100,000 IRES
• 2022-06-16 Pending — IRES
• 2022-06-02 Listed $120,000 IRES

Property tax history

+7.7%/yr

Latest (2025): $676 · +280.6% YoY. Source: county tax records.