29 State Highway 52 · Erie, CO 80516

$124,000

2 bd · 1.0 ba · 924 sqft · Manufactured · 149 Days on market

Built 1972 980 sqft lot Est $85k · 46% over

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Why this score? — see what drove the C+ 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
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impeccably Maintained RV in Year-Round 55+ Community in Erie. Conveniently located at County Line Road and Hwy 52, sitting on the Weld County side. Discover affordable, comfortable living in this beautifully cared-for RV. This home-on-wheels has been meticulously maintained inside and out, offering a clean, welcoming space that's truly move-in ready. Home can be moved, but is currently set up for year round comfort and connected to all utilities. You will love the full-sized refrigerator, the full size washer and dryer, new flooring, new roof, central a/c, gutters, the custom covered patio, and lots of storage space. The community is dog-friendly, making it a perfect fit for pet lovers looking for a simple, low-maintenance lifestyle. Lot rent is $600/month and covers your drinking water, irrigation water, sewer, trash and snow removal. The community includes a large lake stocked with fish, and allows fishing, paddleboarding and canoeing. Trails and private nature walks are enjoyed around the lake. Beautiful mountain views! This home is a 2003 model and has a full bathroom, full bedroom, open kitchen and living room. Whether you're downsizing, seeking a seasonal getaway, or wanting to stay close to family in the Erie, Boulder County, Weld County area, this RV offers comfort, convenience, and affordability in a prime location. No seller financing, must be 55 or older.

Key facts

• Fully renovated home
• Gorgeous countertops
• Hardboard siding

Tags

• FULLY RENOVATED HOME
• HARDBOARD SIDING
• VINYL-WRAPPED WINDOWS
• MODERN FIXTURES
• STAINLESS STEEL APPLIANCES
• GORGEOUS COUNTERTOPS

Property features AI

Finance

• Other: Lot J (lot in park), approximately 0.02 acres; Approximately 924 above-grade living area; Mobile dimensions: 14' x 70'; Number of pads in park: 50
• HOA & community: Located in B&B MH & RV Park; Land lease: $600 monthly (lease expires February 20, 2026)

Exterior

• Parking: 1 parking space; 1 carport space; Gravel parking surface
• Utilities: Public water; Community sewer; Electricity connected (220 volts); Natural gas available
• Home design: Manufactured in-park home; Mobile home; Faces west; Individual ownership
• Construction: Wood siding; Wood skirt; Other roof
• Exterior features: Private yard; Patio; Accessible approach with ramp; Gravel road frontage on a private, privately maintained road

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 2 bedrooms (both on the main level); Primary suite
• Flooring: Carpet
• Bathrooms: 1 three-quarter bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Laminate counters; Open floor plan; Smoke-free; Double pane windows; Window coverings

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 2.9% in Erie — 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 (#46 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute 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: Erie Elementary School (math 44% / reading 62%, grade C, #168 of 966 statewide, top 18%, 390 students, 19% FRL); Erie Middle School (math 39% / reading 52%, grade D+, #52 of 270 statewide, top 19%, 731 students, 14% FRL); Erie High School (math 48% / reading 71%, grade C+, #53 of 381 statewide, top 17%, 1,754 students, 11% FRL).
• Market conditions: Rents soft (-2.5%/yr); 348 active listings in the ZIP; high-income renter base; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent is only 15% of the median local income ($169k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.69% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.76%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $85,008
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 State Hwy 52 Hwy Unit J	0.05mi	2/1.0	980 (+6%)	21mo	$130,000	$133	70
29 State Highway 52	0.04mi	3/2.0 (+1)	980 (+6%)	14mo	$90,000	$92	68
29 State Highway 52 Unit O	0.05mi	3/2.0 (+1)	980 (+6%)	14mo	$90,000	$92	68

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: 12.8%
• Equity multiple: 1.49×
• Total profit: $17,037
• Equity at exit: $18,489

10-year hold

• IRR: 19.1%
• Equity multiple: 2.36×
• Total profit: $47,079
• Equity at exit: $10,721

Cash invested: $34,720 (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 80516

• Rents YoY: -2.5%
• Active inventory: 348
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $678

Break-even live

Break-even rent $1,243

Max offer price $124,000

Occupancy floor 63%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $124,000 Active 149 DOM
2. 2026-06-17
   days on market $124,000 Active 148 DOM
3. 2026-06-16
   days on market $124,000 Active 147 DOM
4. 2026-06-15
   days on market $124,000 Active 146 DOM
5. 2026-06-14
   days on market $124,000 Active 144 DOM
6. 2026-06-13
   days on market $124,000 Active 143 DOM
7. 2026-06-09
   days on market $124,000 Active 140 DOM
8. 2026-06-09
   days on market $124,000 Active 139 DOM
9. 2026-06-07
   days on market $124,000 Active 138 DOM
10. 2026-06-02
    days on market $124,000 Active 133 DOM
11. 2026-06-01
    days on market $124,000 Active 132 DOM
12. 2026-05-31
    days on market $124,000 Active 131 DOM
13. 2026-05-30
    days on market $124,000 Active 130 DOM
14. 2026-01-20
    listed $124,000 Active
15. 2026-01-05
    listed $30,000 Active 1388-char remark

    Show marketing remark (1388 chars)

    Impeccably Maintained RV in Year-Round 55+ Community in Erie. Conveniently located at County Line Road and Hwy 52, sitting on the Weld County side. Discover affordable, comfortable living in this beautifully cared-for RV. This home-on-wheels has been meticulously maintained inside and out, offering a clean, welcoming space that's truly move-in ready. Home can be moved, but is currently set up for year round comfort and connected to all utilities. You will love the full-sized refrigerator, the full size washer and dryer, new flooring, new roof, central a/c, gutters, the custom covered patio, and lots of storage space. The community is dog-friendly, making it a perfect fit for pet lovers looking for a simple, low-maintenance lifestyle. Lot rent is $600/month and covers your drinking water, irrigation water, sewer, trash and snow removal. The community includes a large lake stocked with fish, and allows fishing, paddleboarding and canoeing. Trails and private nature walks are enjoyed around the lake. Beautiful mountain views! This home is a 2003 model and has a full bathroom, full bedroom, open kitchen and living room. Whether you're downsizing, seeking a seasonal getaway, or wanting to stay close to family in the Erie, Boulder County, Weld County area, this RV offers comfort, convenience, and affordability in a prime location. No seller financing, must be 55 or older.

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,217
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$3,607
• Taxable income: $6,647
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $6,540/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 — Erie

• Score: 73/100
• State rank: #46
• US rank: #5110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Weld County · 332,652 people
• City population: 39,048
• Metro: Greeley, CO
• Population (ZIP): 39,048
• Household income: $168,725
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 355.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 3% Romanian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -170.34%
• Current HPI: 242.1832
• Rent YoY: ▼ -2.48%
• 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

+313.3% since first listed

2 events — show timeline

• 2026-01-20 Listed $124,000 REColorado as Distributed by MLS Grid
• 2026-01-05 Listed $30,000 REColorado as Distributed by MLS Grid