1166 Madison Ave #131 · Loveland, CO 80537

$70,000

3 bd · 2.0 ba · 1,072 sqft · Manufactured public records · 25 Days on market

Built 1981 Est $73k · at est.

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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 +9.3/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously cared for 3 Bedroom, 2 bathroom on spectacular landscaped corner lot. Naturally shaded by the covered deck & 2-car carport make this home cool, comfortable, & very economical. The master bedrm with master bathrm is located at one end & bedrooms 2 & 3 plus 2nd bathrm at the other making this home versatile & convenient to have additional family members, care giver or guest room if needed. 2 sheds. Close to brick & mortar shops. People & pets must receive park approval before closing

Key facts

• Gated community
• Laminate flooring
• Tiled bathrooms

Tags

• GATED COMMUNITY
• UPDATED CABINETRY
• LAMINATE FLOORING
• TILED BATHROOMS
• KITCHEN ISLAND
• ELECTRIC FIREPLACE WALL

Property features AI

Finance

• Other: Builder: Bonnavilla
• HOA & community: No association fees

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available; Electricity available; Cable available
• Home design: Manufactured in park; Mobile home; Entry level: Not specified; Facing direction: Not specified
• Construction: Frame construction; Under carriage: HUD; Composition roof
• Exterior features: Corner lot; Level lot; Paved; Minimal flood or C rating; Ramp access; Level drive; Stall shower

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Workshop; Pantry; Walk-in closet(s); Kitchen island; Window coverings; Fire alarm
• Laundry & utility: Post and pier basement

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 $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 2.9% in Loveland — 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 (#52 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A; Watch: crime C-, commute F, cost of living F.
• Thompson School District R-2J (suburban): math 28% / reading 48% proficiency, ranked #28 of 86 in CO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 283 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,786 units permitted in Larimer County in 2024 (402 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.
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.6% 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 25 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $55k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

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. 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.
3. 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.
4. 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: 2.38% ✓
• Cap rate: 21.83%
• Cash-on-cash: 55.48%
• DSCR: 3.47
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $72,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1166 Madison Ave #246	0.00mi	3/2.0	1,080 (+1%)	2mo	$85,000	$79	97
1500 Sylmar Pl #701	0.12mi	3/2.0	1,064 (-1%)	6mo	$34,000	$32	88
1166 Madison Ave #203	0.00mi	2/1.5 (-1)	1,072 (0%)	7mo	$72,500	$68	87
1375 Sunset Pl #10	0.09mi	2/2.0 (-1)	1,148 (+7%)	8mo	$87,500	$76	73
1166 Madison Ave #244	0.00mi	3/2.0	1,232 (+15%)	4mo	$55,000	$45	72
1166 Madison Ave #71	0.00mi	2/2.0 (-1)	924 (-14%)	1mo	$45,000	$49	71
1367 Sylmar Pl #11	0.10mi	3/2.0	960 (-10%)	10mo	$92,000	$96	69
1826 Sandstone Ct #86	0.33mi	3/1.0	980 (-9%)	0mo	$115,000	$117	66
1516 Sunset Pl #30	0.09mi	3/2.0	1,216 (+13%)	9mo	$12,000	$10	66
1535 Sunset Pl #32	0.09mi	2/2.0 (-1)	924 (-14%)	7mo	$47,500	$51	62
1641 Garnet St #49	0.23mi	3/2.0	1,216 (+13%)	6mo	$38,000	$31	62
1850 Sandstone Ct #84	0.35mi	2/1.0 (-1)	960 (-10%)	7mo	$70,000	$73	52

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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: 54.4%
• Equity multiple: 3.41×
• Total profit: $47,309
• Equity at exit: $10,437

10-year hold

• IRR: 59.7%
• Equity multiple: 7.09×
• Total profit: $119,419
• 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 80537

• Rents YoY: 3.6%
• Active inventory: 283
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$367
• Tax from tax record: −$15 /mo · $178/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $906

Break-even live

Break-even rent $520

Max offer price $70,000

Occupancy floor 41%

Sensitivity live

Price	-10% $946	-5% $926	+0% $906	+5% $886	+10% $866
Rent	-10% $774	-5% $840	+0% $906	+5% $972	+10% $1,038
Rate	-1.0pp $941	-0.5pp $924	base $906	+0.5pp $888	+1.0pp $870

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 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1302 Nickel Dr Unit 1 Loveland, CO	3.0	1.0	950	$1,300	$1.37	24d	1	0.08mi
1710 E 16th St Loveland, CO	2.0	1.5	900	$1,427	$1.59	24d	1	0.38mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	24d	1	0.39mi
734 Madison Ave Loveland, CO	3.0	1.0	1200	$1,800	$1.50	14d	1	0.39mi
1707 E 16th St Unit 1717 Loveland, CO	2.0	1.5	825	$1,295	$1.57	14d	1	0.41mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	14d	1	0.50mi
1707 Cheyenne Ave Unit 8 Loveland, CO	2.0	1.0	820	$1,245	$1.52	24d	1	0.52mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	24d	1	0.54mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,991	$2.36	14d	1	0.56mi
1494 E 5th St Loveland, CO	2.0	1.0	800	$1,525	$1.91	24d	1	0.60mi
1143 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	24d	1	0.61mi
1145 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	24d	1	0.61mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	14d	1	0.71mi
1325 N Jefferson Ave Loveland, CO	2.0	1.0	850	$1,545	$1.82	24d	1	0.80mi
1116 Cleveland Ave Loveland, CO	2.0	1.0	1338	$1,345	$1.01	24d	1	0.91mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	24d	5	0.99mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,335	$1.97	14d	1	1.00mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	24d	3	1.03mi
247 W 10th St Loveland, CO	2.0	2.0	865	$2,500	$2.89	21d	1	1.15mi
246 N Cleveland Ave Loveland, CO	3.0	1.0–2.0	1022	$3,102	$3.03	14d	11	1.18mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,360	$2.52	14d	17	1.22mi
110 E 1st St Loveland, CO	2.0	2.0	1300	$1,695	$1.30	24d	1	1.30mi
130 E 1st St Loveland, CO	2.0	1.0	800	$1,695	$2.12	24d	1	1.31mi
140 E 1st St Loveland, CO	2.0	2.0	875	$1,795	$2.05	14d	1	1.31mi
430 W 10th St Loveland, CO	2.0	1.0	756	$1,400	$1.85	24d	1	1.35mi
434 W 10th St Loveland, CO	2.0	1.0	872	$1,400	$1.61	24d	1	1.35mi
466 W 10th St Loveland, CO	2.0	1.0	840	$1,400	$1.67	24d	1	1.38mi
480 W 10th St Loveland, CO	2.0	2.0	940	$1,700	$1.81	24d	1	1.39mi
1015 Roosevelt Ave Unit B1 Loveland, CO	2.0	1.0	900	$1,500	$1.67	24d	1	1.41mi

Listing history 24 events

1. 2026-06-18
   days on market $70,000 Active 25 DOM
2. 2026-06-17
   days on market $70,000 Active 24 DOM
3. 2026-06-16
   days on market $70,000 Active 23 DOM
4. 2026-06-15
   days on market $70,000 Active 22 DOM
5. 2026-06-14
   days on market $70,000 Active 20 DOM
6. 2026-06-13
   days on market $70,000 Active 19 DOM
7. 2026-06-10
   days on market $70,000 Active 17 DOM
8. 2026-06-09
   days on market $70,000 Active 16 DOM
9. 2026-06-08
   days on market $70,000 Active 15 DOM
10. 2026-06-07
    days on market $70,000 Active 14 DOM
11. 2026-06-03
    days on market $70,000 Active 10 DOM
12. 2026-06-02
    days on market $70,000 Active 9 DOM
13. 2026-06-01
    days on market $70,000 Active 8 DOM
14. 2026-05-31
    days on market $70,000 Active 7 DOM
15. 2026-05-30
    days on market $70,000 Active 6 DOM
16. 2026-05-24
    listed $70,000 Active
17. 2026-05-15
    historical
18. 2026-02-24
    price $87,000
19. 2025-10-05
    price $99,500
20. 2025-07-28
    price $119,000
21. 2025-06-26
    listed $122,900 Active
22. 2019-06-18
    soldstatus $54,900 Sold 527-char remark

    Show marketing remark (527 chars)

    Meticulously cared for 3 Bedroom, 2 bathroom on spectacular landscaped corner lot. Naturally shaded by the covered deck & 2-car carport make this home cool, comfortable, & very economical. The master bedrm with master bathrm is located at one end & bedrooms 2 & 3 plus 2nd bathrm at the other making this home versatile & convenient to have additional family members, care giver or guest room if needed. 2 sheds. Close to brick & mortar shops. People & pets must receive park approval before closing

23. 2019-06-14
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Meticulously cared for 3 Bedroom, 2 bathroom on spectacular landscaped corner lot. Naturally shaded by the covered deck & 2-car carport make this home cool, comfortable, & very economical. The master bedrm with master bathrm is located at one end & bedrooms 2 & 3 plus 2nd bathrm at the other making this home versatile & convenient to have additional family members, care giver or guest room if needed. 2 sheds. Close to brick & mortar shops. People & pets must receive park approval before closing

24. 2019-05-17
    listed $54,900 Active 527-char remark

    Show marketing remark (527 chars)

    Meticulously cared for 3 Bedroom, 2 bathroom on spectacular landscaped corner lot. Naturally shaded by the covered deck & 2-car carport make this home cool, comfortable, & very economical. The master bedrm with master bathrm is located at one end & bedrooms 2 & 3 plus 2nd bathrm at the other making this home versatile & convenient to have additional family members, care giver or guest room if needed. 2 sheds. Close to brick & mortar shops. People & pets must receive park approval before closing

ⓘ 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: $178 · $15/mo
• Projected year-2 tax: $385 · $32/mo
• Expected delta: +$207/yr (+$17/mo · 116.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,008
• − Mortgage interest: −$3,921
• − Property taxes: −$178
• − Insurance: −$350
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$2,036
• Taxable income: $10,321
• Est. tax owed @ 24.0%: −$2,477
• After-tax cash flow: $8,396/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: Thompson School District R-2J
• NCES district ID: 0805400
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,040
• Composite: 34.01/100
• National rank: #5313
• State rank: #28 of 86 in CO

Livability — Loveland

• Score: 73/100
• State rank: #52
• US rank: #5353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loveland, CO
• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 44,425
• Household income: $86,325
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1703.0

Population outlook (Larimer County) Hauer SSP2

• Today (2025): 415,361 people
• By 2030: 457,762 · +10.2%
• By 2040: 542,310 · +30.6%
• By 2050: 627,048 · +51.0%
• By 2075: 833,722 · +100.7%
• By 2100: 952,590 · +129.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Larimer

• 2024 margin: D (+17.6) · D 57.4% · R 39.8% · Other 2.9%
• 2008→2024 swing: +7.9pp toward D · 2008: 9.7pp · 2024: 17.6pp
• All cycles: 2024: D+17.6 2020: D+15.4 2016: D+4.9 2012: D+5.2 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -606.26%
• Current HPI: 253.4939
• Rent YoY: ▲ 3.57%
• Metro: Fort Collins, 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

+27.5% since first listed

9 events — show timeline

• 2026-05-24 Listed $70,000 IRES
• 2026-05-15 Listing Removed — IRES
• 2026-02-24 Price Changed $87,000 IRES
• 2025-10-05 Price Changed $99,500 IRES
• 2025-07-28 Price Changed $119,000 IRES
• 2025-06-26 Listed $122,900 IRES
• 2019-06-18 Sold (MLS) $54,900 IRES
• 2019-06-14 Pending — IRES
• 2019-05-17 Listed $54,900 IRES

Property tax history

+2.6%/yr

Latest (2025): $178 · +123.0% YoY. Source: county tax records.