200 N 35th Ave #220 · Greeley, CO 80634

$70,000

3 bd · 2.0 ba · 784 sqft · Manufactured public records · 24 Days on market

Built 2019

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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 +7.5/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well-maintained 2-bedroom, 1-bath home situated in an excellent lot location! This inviting home has been lovingly cared for and offers comfortable, move-in-ready living. The kitchen features a gas range, and all appliances are included, including the washer and dryer for added convenience. The mounted television is also included, making settling in even easier! Both bedrooms are spacious and offer plenty of room. Enjoy the benefits of a desirable lot location with added privacy and outdoor enjoyment. Whether you're looking for an affordable primary residence or a low-maintenance lifestyle, this home is a fantastic opportunity. Don't miss your chance to own this 1 owner, well-k

Key facts

• Mounted television
• Outdoor enjoyment
• Gas range

Tags

• GAS RANGE
• MOUNTED TELEVISION
• DESIRABLE LOT LOCATION
• OUTDOOR ENJOYMENT

Property features AI

Finance

• Other: No on-site improvements
• HOA & community: No association fees

Exterior

• Parking: No garage; No dedicated parking features
• Utilities: City water (meter installed); Public sewer; Natural gas available (Atmos); Electricity available; Cable available; Satellite available; High-speed internet available
• Home design: Manufactured home in a park; Mobile home
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Located in a land-lease community; Cul-de-sac setting; Deciduous trees; Level lot; Paved access; City street frontage; Minimal flood risk (C rating)

Interior

• Kitchen: Gas range; Garbage disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Window coverings; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 3.3% in Greeley — 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 (#115 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: cost of living C-, crime F, amenities F.
• Greeleyschool District No. 6 In The County Of Weld And Sta (urban): math 15% / reading 31% proficiency, ranked #71 of 86 in CO (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winograd K-8 Elementary School (math 27% / reading 37%, grade F, #475 of 966 statewide, top 51%, 593 students, 66% FRL); Northridge High School (math 13% / reading 36%, grade F, #266 of 381 statewide, top 79%, 1,253 students, 64% FRL).
• Market conditions: Rents soft (-2.3%/yr); 414 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 2.12% ✓
• Cap rate: 19.19%
• Cash-on-cash: 46.04%
• DSCR: 3.05
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $46,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2700 W C St #98	0.56mi	2/2.0 (-1)	896 (+14%)	9mo	$53,000	$59	38

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: 40.0%
• Equity multiple: 2.64×
• Total profit: $32,194
• Equity at exit: $10,437

10-year hold

• IRR: 44.9%
• Equity multiple: 4.72×
• Total profit: $72,850
• Equity at exit: $6,052

Cash invested: $19,600 (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 80634

• Rents YoY: -2.3%
• Active inventory: 414
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$367
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $752

Break-even live

Break-even rent $531

Max offer price $70,000

Occupancy floor 44%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 W A Street Rd Greeley, CO	2.0	1.0	750	$1,395	$1.86	14d	8	0.26mi
613 N 30th Ave Unit Basement 2br Greeley, CO	2.0	1.0	1100	$800	$0.73	23d	1	0.38mi
3208 W 7th St Greeley, CO	2.0–3.0	1.0–2.0	957	$1,672	$1.75	14d	5	0.64mi
709 37th Ave Unit 3 Greeley, CO	2.0	1.5	1000	$1,195	$1.20	23d	1	0.68mi
808 37th Ave Unit A Greeley, CO	2.0	1.5	900	$1,250	$1.39	23d	1	0.76mi
821 35th Avenue Ct Greeley, CO	2.0	1.0	950	$1,530	$1.61	14d	1	0.76mi
804 37th Avenue Ct Unit 4 Greeley, CO	2.0	1.5	975	$995	$1.02	23d	1	0.77mi
712 27th Ave Greeley, CO	2.0	1.0	830	$1,299	$1.57	23d	5	0.82mi
705 26th Ave Greeley, CO	2.0	1.0	850	$1,190	$1.40	14d	1	0.84mi
1032 26th Ave Unit 1032-302 Greeley, CO	2.0	1.0	695	$1,000	$1.44	23d	1	1.12mi
1032 26th Ave Greeley, CO	2.0	1.0	695	$1,075	$1.55	14d	3	1.12mi
1032 26th Ave Unit 1034-303 Greeley, CO	2.0	1.0	695	$1,150	$1.65	23d	1	1.12mi
2306 W 7th St Greeley, CO	3.0	1.0	897	$1,850	$2.06	21d	1	1.12mi
1126 26th Ave Greeley, CO	2.0	1.0	909	$1,335	$1.47	23d	1	1.19mi
1250 28th Ave Greeley, CO	1.0–2.0	1.0	788	$1,370	$1.74	14d	5	1.20mi
3322 W 13th St Greeley, CO	2.0–3.0	1.0–2.0	950	$1,600	$1.68	14d	2	1.20mi
1213 26th Ave Greeley, CO	1.0–3.0	1.0–2.0	745	$1,596	$2.14	14d	10	1.21mi
314 18th Ave Greeley, CO	2.0	1.0	790	$1,560	$1.97	14d	1	1.43mi

Listing history 17 events

1. 2026-06-18
   days on market $70,000 Active 24 DOM
2. 2026-06-17
   days on market $70,000 Active 23 DOM
3. 2026-06-16
   days on market $70,000 Active 22 DOM
4. 2026-06-15
   days on market $70,000 Active 21 DOM
5. 2026-06-14
   days on market $70,000 Active 19 DOM
6. 2026-06-10
   days on market $70,000 Active 16 DOM
7. 2026-06-09
   days on market $70,000 Active 15 DOM
8. 2026-06-08
   days on market $70,000 Active 14 DOM
9. 2026-06-07
   days on market $70,000 Active 13 DOM
10. 2026-06-03
    days on market $70,000 Active 9 DOM
11. 2026-06-02
    days on market $70,000 Active 8 DOM
12. 2026-06-01
    days on market $70,000 Active 7 DOM
13. 2026-05-31
    days on market $70,000 Active 6 DOM
14. 2026-05-30
    days on market $70,000 Active 5 DOM
15. 2026-05-25
    listed $70,000 Active
16. 2000-01-07
    historical
17. 1999-04-05
    listed $9,921

ⓘ 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: $275 · $23/mo
• Projected year-2 tax: $385 · $32/mo
• Expected delta: +$110/yr (+$9/mo · 40.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,791
• − Mortgage interest: −$3,921
• − Property taxes: −$275
• − Insurance: −$350
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,036
• Taxable income: $8,362
• Est. tax owed @ 24.0%: −$2,007
• After-tax cash flow: $7,018/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: Greeleyschool District No. 6 In The County Of Weld And Sta
• NCES district ID: 0804410
• Math proficiency: 15% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $46,417
• Composite: 19.99/100
• National rank: #8667
• State rank: #71 of 86 in CO

Livability — Greeley

• Score: 68/100
• State rank: #115
• US rank: #9841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greeley, CO
• County: Weld County · 332,652 people
• City population: 119,344
• Metro: Greeley, CO
• Population (ZIP): 65,622
• Household income: $82,742
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 2101.0

Population outlook (Weld County) Hauer SSP2

• Today (2025): 351,957 people
• By 2030: 385,304 · +9.5%
• By 2040: 451,818 · +28.4%
• By 2050: 514,478 · +46.2%
• By 2075: 648,733 · +84.3%
• By 2100: 720,400 · +104.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 30% Two or more races 13% Asian 1% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · Spanish 14% German/W. Germanic 1%

Political lean MEDSL · Weld

• 2024 margin: Strong R (+21.0) · D 38.2% · R 59.2% · Other 2.6%
• 2008→2024 swing: -12.2pp toward R · 2008: -8.7pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+18.0 2016: R+22.4 2012: R+13.2 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -358.79%
• Current HPI: 254.9376
• Rent YoY: ▼ -2.34%
• Metro: Greeley, 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

+605.6% since first listed

3 events — show timeline

• 2026-05-25 Listed $70,000 IRES
• 2000-01-07 Listing Removed — IRES
• 1999-04-05 Listed $9,921 IRES

Property tax history

+5.8%/yr

Latest (2025): $275 · +224.3% YoY. Source: county tax records.