824 35th Ave Ct · Greeley, CO 80634

$200,000

4 bd · 2.0 ba · 2,102 sqft · SingleFamily public records · 22 Days on market

Built 1959 6,534 sqft lot Est $395k · 49% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.5/10.0
• 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 MLS

Nice all brick ranch. This home provides a unique opportunity for investment or for an owner occupied. 3 bedrooms on the main floor & 1 bath. The basement has 1 bedroom, 1 bath, separate kitchen. Enclosed porch and laundry room that is additional square footage. 16x11 storage shed/electricity. Plenty of off street parking. Room for an RV or boat. Buyer is responsible to verify square footage.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1959

Property features AI

Finance

• Financial info: Tax information available (annual tax listed separately)

Exterior

• Parking: Attached 2-car garage
• Utilities: City water with meter installed; Public sewer; Natural gas available (Atmos); Electricity available
• Home design: Single-family residence; One level; Not a new construction (previously owned); Zoned R1
• Construction: Frame and brick construction; Composition roof
• Exterior features: Minimal flood risk (C rating)

Interior

• Kitchen: No appliances included
• Bedrooms: Four bedrooms
• Bathrooms: One full bathroom on the main level; One three-quarter bathroom in the basement
• Heating & cooling: No heating specified
• Interior features: Basement is full and partially finished; Fireplace located in the basement; No built-in appliances included
• Laundry & utility: No heating (listed as none)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Shawsheen Elementary School (math 5% / reading 22%, grade F, #824 of 966 statewide, top 88%, 366 students, 79% FRL); Northridge High School (math 13% / reading 36%, grade F, #266 of 381 statewide, top 79%, 1,253 students, 64% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 414 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent runs 33% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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 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?
4. 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?
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: 1.15% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $395,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 36th Ave	0.11mi	3/2.0 (-1)	2,200 (+5%)	4mo	$414,300	$188	79
714 36th Ave	0.13mi	4/2.0	2,300 (+9%)	2mo	$394,900	$172	77
1135 31st Ave	0.39mi	4/2.0	1,914 (-9%)	2mo	$350,000	$183	66
507 31st Ave	0.39mi	4/2.0	2,320 (+10%)	0mo	$400,000	$172	64
3839 W 7th St Rd	0.39mi	5/3.0 (+1)	2,182 (+4%)	3mo	$410,000	$188	64
433 38th Ave	0.44mi	3/3.0 (-1)	2,050 (-2%)	3mo	$394,900	$193	64
600 36th Ave Ct	0.26mi	4/2.0	1,796 (-15%)	2mo	$316,000	$176	62
425 35th Ave Ct	0.36mi	3/2.0 (-1)	1,818 (-14%)	1mo	$335,000	$184	55
412 39th Ave	0.48mi	4/3.0	2,340 (+11%)	3mo	$392,900	$168	52
2814 W 6th St	0.52mi	4/2.0	1,796 (-15%)	2mo	$389,000	$217	50
1603 37th Ave	0.67mi	4/3.5	2,290 (+9%)	3mo	$479,900	$210	46
4321 W 7th St	0.74mi	5/3.0 (+1)	2,332 (+11%)	5mo	$450,000	$193	34

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: -3.2%
• Equity multiple: 0.89×
• Total profit: $-6,428
• Equity at exit: $29,821

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $10,426
• Equity at exit: $17,292

Cash invested: $56,000 (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 80634

• Rents YoY: -2.3%
• Active inventory: 414
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$174 /mo · $2,082/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $514

Break-even live

Break-even rent $1,653

Max offer price $200,000

Occupancy floor 73%

Sensitivity live

Price	-10% $627	-5% $571	+0% $514	+5% $457	+10% $401
Rent	-10% $332	-5% $423	+0% $514	+5% $605	+10% $696
Rate	-1.0pp $615	-0.5pp $565	base $514	+0.5pp $462	+1.0pp $410

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4323 9th St Rd Greeley, CO	3.0	3.0	1436	$1,800	$1.25	24d	1	0.71mi
2915 W 17th Street Rd Greeley, CO	3.0	2.0	1632	$2,195	$1.34	24d	1	0.91mi
308 N 46th Ave Greeley, CO	4.0	4.0	1972	$2,699	$1.37	44d	1	1.18mi
4949 W 2nd Street Rd Greeley, CO	4.0	3.5	3000	$2,850	$0.95	44d	1	1.40mi
1014 19th Ave Greeley, CO	3.0	1.0	1470	$2,100	$1.43	14d	1	1.44mi

Listing history 12 events

1. 2026-05-21
   status Pending
2. 2026-05-18
   price $200,000
3. 2026-05-08
   status Active
4. 2026-04-16
   status Pending
5. 2026-04-07
   listed $225,000 Active
6. 2017-04-25
   soldstatus $226,000
7. 2017-04-20
   soldstatus $226,000 Sold 399-char remark

   Show marketing remark (399 chars)

   Nice all brick ranch. This home provides a unique opportunity for investment or for an owner occupied. 3 bedrooms on the main floor & 1 bath. The basement has 1 bedroom, 1 bath, separate kitchen. Enclosed porch and laundry room that is additional square footage. 16x11 storage shed/electricity. Plenty of off street parking. Room for an RV or boat. Buyer is responsible to verify square footage.

8. 2017-03-10
   historical Active - Backup 399-char remark

   Show marketing remark (399 chars)

   Nice all brick ranch. This home provides a unique opportunity for investment or for an owner occupied. 3 bedrooms on the main floor & 1 bath. The basement has 1 bedroom, 1 bath, separate kitchen. Enclosed porch and laundry room that is additional square footage. 16x11 storage shed/electricity. Plenty of off street parking. Room for an RV or boat. Buyer is responsible to verify square footage.

9. 2017-03-09
   listed $220,000 Active 399-char remark

   Show marketing remark (399 chars)

   Nice all brick ranch. This home provides a unique opportunity for investment or for an owner occupied. 3 bedrooms on the main floor & 1 bath. The basement has 1 bedroom, 1 bath, separate kitchen. Enclosed porch and laundry room that is additional square footage. 16x11 storage shed/electricity. Plenty of off street parking. Room for an RV or boat. Buyer is responsible to verify square footage.

10. 2000-12-22
    soldstatus $136,000
11. 2000-11-21
    soldstatus $136,500
12. 2000-09-26
    listed $140,000

ⓘ 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: $2,082 · $174/mo
• Projected year-2 tax: $2,082 · $174/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 2/10 Low
• 🌡 Heat 4/10 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: $27,642
• − Mortgage interest: −$11,203
• − Property taxes: −$2,082
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$5,818
• Taxable income: $3,116
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $5,421/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

+42.9% since first listed

12 events — show timeline

• 2026-05-21 Pending — IRES
• 2026-05-18 Price Changed $200,000 IRES
• 2026-05-08 Relisted — IRES
• 2026-04-16 Pending — IRES
• 2026-04-07 Listed $225,000 IRES
• 2017-04-25 Sold (Public Records) $226,000 Public Records
• 2017-04-20 Sold (MLS) $226,000 IRES
• 2017-03-10 Contingent — IRES
• 2017-03-09 Listed $220,000 IRES
• 2000-12-22 Sold (MLS) $136,000 IRES
• 2000-11-21 Sold (Public Records) $136,500 Public Records
• 2000-09-26 Listed $140,000 IRES

Property tax history

+5.8%/yr

Latest (2025): $2,082 · +11.3% YoY. Source: county tax records.