5000 Butte St #107 · Boulder, CO 80301

$79,500

2 bd · 1.0 ba · 868 sqft · Manufactured public records · 20 Days on market

Built 1970 871 sqft lot Est $131k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Freshly painted inside and out, this beautiful home features gorgeous flooring in the raised living room and throughout the rest of the home, a spacious eat-in kitchen, and a renovated bathroom. Also included is a large backyard with the option to install fencing for added privacy. Ideally located near a bike park, dog park, frisbee golf course, and biking and walking trails, this home offers convenient access to a variety of outdoor recreational activities. Also available is an outdoor pool.

Key facts

• Renovated bathroom
• Large backyard
• Freshly painted

Tags

• FRESHLY PAINTED
• GORGEOUS FLOORING
• SPACIOUS EAT-IN KITCHEN
• RENOVATED BATHROOM
• LARGE BACKYARD
• BIKING AND WALKING TRAILS

Property features AI

Finance

• Other: Minimal flood risk (C rating)
• HOA & community: No association fees or transfer fees reported; No association reserves

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel Energy)
• Home design: Manufactured in park (mobile home); Builder: Camelot
• Construction: Composition exterior materials; Metal roof
• Exterior features: Land lease; House faces south; Paved lot; Gutters; Fire hydrant within 500 feet; Privately maintained road to county standards; Asphalt road surface

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Eat-in kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.2% vs local median 1.7% in Boulder — 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, #2,958 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D+, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Whittier Elementary School (math 24% / reading 52%, grade F, #393 of 966 statewide, top 41%, 329 students, 39% FRL); Boulder High School (math 64% / reading 81%, grade B+, #18 of 381 statewide, top 4%, 2,074 students, 28% FRL) — zoned schools average 33% FRL vs 16% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 185 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).
• This rent runs 32% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $80k implies a 562% 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 $78,307 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 3.19% ✓
• Cap rate: 28.24%
• Cash-on-cash: 78.37%
• DSCR: 4.49
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $131,068
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5000 Butte St #31	0.00mi	2/1.0	980 (+13%)	12mo	$120,000	$122	69
5000 Butte St #14	0.00mi	2/2.0	960 (+11%)	22mo	$145,000	$151	60

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: 75.0%
• Equity multiple: 4.25×
• Total profit: $72,316
• Equity at exit: $11,854

10-year hold

• IRR: 77.9%
• Equity multiple: 7.90×
• Total profit: $153,636
• Equity at exit: $6,874

Cash invested: $22,260 (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 80301

• Rents YoY: -2.3%
• Active inventory: 185
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,536 high
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $1,454

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 38%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3045 Kings Ridge Blvd Unit 1 Boulder, CO	2.0	1.0	950	$1,875	$1.97	21d	1	0.31mi
3073 Fulton Cir Boulder, CO	2.0	1.5	1032	$2,403	$2.33	13d	1	0.34mi
3485 Hayden Pl Unit 3 Boulder, CO	2.0	1.5	785	$2,495	$3.18	21d	1	0.65mi
3715 Canfield St Boulder, CO	2.0	1.0–2.0	827	$2,576	$3.11	13d	24	0.68mi
3303 Bluff St Boulder, CO	3.0	1.0–2.5	1131	$3,789	$3.35	13d	38	0.81mi
3315 Chisholm Trl Unit 1546453P Boulder, CO	2.0	1.0	861	$2,639	$3.07	13d	1	0.82mi
3120 Corona Trl #209 Boulder, CO	2.0	2.0	966	$2,650	$2.74	21d	1	0.85mi
3150 Iris Ave Unit F309 Boulder, CO	1.0	1.0	676	$1,595	$2.36	21d	1	0.88mi
2530 Junction Pl Boulder, CO	1.0–3.0	1.0–3.5	1204	$3,416	$2.84	13d	69	0.88mi
2995 Eagle Way Boulder, CO	2.0	1.0–1.5	639	$1,845	$2.89	21d	1	0.96mi
2995 Glenwood Dr Boulder, CO	1.0–2.0	1.0–1.5	807	$2,136	$2.65	13d	17	0.97mi
3100 Pearl St Boulder, CO	2.0	1.0–2.0	849	$3,875	$4.56	13d	23	1.07mi
3000 Pearl Pkwy Boulder, CO	2.0	1.0–2.0	1249	$3,936	$3.15	13d	19	1.14mi
2820 Hibiscus AVE Boulder, CO	3.0	1.0–2.5	1010	$3,678	$3.64	13d	91	1.16mi
2850 Kalmia Ave Boulder, CO	1.0–2.0	1.0–2.0	850	$2,795	$3.29	13d	4	1.19mi
2800 Kalmia Ave Boulder, CO	2.0	1.5–2.0	880	$2,150	$2.44	21d	2	1.21mi
3487 28th St #21 Boulder, CO	2.0	1.5	936	$2,600	$2.78	21d	1	1.27mi
2747 Glenwood Ct Boulder, CO	2.0	1.5	1000	$1,850	$1.85	13d	1	1.28mi
3545 28th St #308 Boulder, CO	2.0	2.0	838	$2,950	$3.52	21d	1	1.30mi
2707 Valmont Rd Boulder, CO	1.0–2.0	1.0	684	$2,200	$3.22	21d	6	1.31mi
1590 Eisenhower Dr Boulder, CO	3.0	1.0–3.0	937	$3,724	$3.97	13d	20	1.33mi
4970 Meredith Way Boulder, CO	1.0–2.0	1.0–2.0	836	$2,717	$3.25	13d	15	1.36mi
3401 Arapahoe Ave Boulder, CO	1.0	1.0	871	$3,995	$4.58	13d	1	1.38mi
2625 Tabriz Pl Boulder, CO	3.0	1.0	1097	$3,600	$3.28	21d	1	1.40mi
3725 Birchwood Dr #23 Boulder, CO	2.0	1.5	1114	$2,295	$2.06	21d	1	1.40mi
2606 Juniper Ave Unit 34-1 Boulder, CO	1.0	1.0	548	$1,325	$2.42	13d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $79,500 Active 20 DOM
2. 2026-06-17
   days on market $79,500 Active 19 DOM
3. 2026-06-16
   days on market $79,500 Active 18 DOM
4. 2026-06-15
   days on market $79,500 Active 17 DOM
5. 2026-06-14
   days on market $79,500 Active 15 DOM
6. 2026-06-13
   days on market $79,500 Active 14 DOM
7. 2026-06-10
   days on market $79,500 Active 12 DOM
8. 2026-06-09
   days on market $79,500 Active 11 DOM
9. 2026-06-09
   days on market $79,500 Active 10 DOM
10. 2026-06-07
    days on market $79,500 Active 9 DOM
11. 2026-06-05
    days on market $79,500 Active 6 DOM
12. 2026-06-03
    days on market $79,500 Active 5 DOM
13. 2026-06-02
    days on market $79,500 Active 4 DOM
14. 2026-06-01
    days on market $79,500 Active 3 DOM
15. 2026-05-31
    days on market $79,500 Active 2 DOM
16. 2026-05-30
    remarks 497-char remark
17. 2026-05-30
    listed $79,500 Active 1 DOM

ⓘ 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 ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,428
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$2,313
• Taxable income: $17,204
• Est. tax owed @ 24.0%: −$4,129
• After-tax cash flow: $13,316/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Boulder

• Score: 77/100
• State rank: #24
• US rank: #2958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boulder, CO
• County: Boulder County · 271,666 people
• City population: 121,246
• Metro: Boulder, CO
• Population (ZIP): 25,007
• Household income: $95,207
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1296.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 11% Hispanic / Latino 11% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% 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: ▼ -674.67%
• Current HPI: 286.4092
• Rent YoY: ▼ -2.27%
• 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

+562.5% since first listed

3 events — show timeline

• 2026-05-28 Listed $79,500 IRES
• 1994-04-06 Sold (Public Records) $12,000 Public Records
• 1993-03-09 Sold (Public Records) $12,000 Public Records

Property tax history

+8.3%/yr

Latest (2021): $112 · +4.6% YoY. Source: county tax records.