221 W 57th St Unit 89B · Loveland, CO 80538

$56,000

2 bd · 1.0 ba · 732 sqft · Manufactured public records · 511 Days on market

Built 1973 Est $78k · 29% under ↓ 32% since listing

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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
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HUGE PRICE REDUCTION! Possible owner financing even offered! Great move in ready home in an all-ages and pet friendly community! Fully remodeled and updated including newly textured drywall walls, LED recessed lights and other lighting, laminate flooring, fresh paint, kitchen cabinets, counters, appliances, bathroom with new vanity and shower, new windows and more! All new appliances including gas range, dishwasher and fridge with ice maker and water dispenser. Two bedrooms both with newer carpet. Established landscaping with many flowers, grassy yard and mature shade trees. Shed included for all the excess. The community amenities include a park, pool, playground clubhouse and even RV park

Key facts

• Community amenities
• Remodeled kitchen
• New appliances

Tags

• REMODELED KITCHEN
• NEW APPLIANCES
• ESTABLISHED LANDSCAPING
• COMMUNITY AMENITIES
• MATURE SHADE TREES

Property features AI

Finance

• Other: Level lot and level driveway; Near bus service; Stall shower (accessibility feature)

Exterior

• Parking: No garage; No dedicated parking features listed
• Utilities: City water with meter installed; Public sewer; Natural gas available (Xcel); Electricity available; Trash service through city; Cable and satellite available; High-speed internet available; Underground utilities
• Home design: Manufactured in-park home; Mobile home; Southern exposure windows
• Construction: Frame construction; Composition (exterior) with metal roof; Storage structure on the property; Built by Detroiter
• Exterior features: Deciduous trees on a level, paved lot; Gutters and sidewalks; Street lighting; Privately maintained road built to county standards; Minimal flood risk (C rating)

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Open floor plan; Kitchen island

🏷️ Possibly a rental listed for sale. The $56,000 price doesn't fit this home's estimated sale value (~$78,324) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $56k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.4% 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 (+3.1%/yr); 436 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $387 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 + 3.1% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 511 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $24k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $49,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 511 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.00% ✓
• Cap rate: 26.44%
• Cash-on-cash: 71.96%
• DSCR: 4.20
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $78,324
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W 57th St Unit 58B	0.00mi	2/1.0	688 (-6%)	4mo	$36,500	$53	87
221 W 57th St Unit 64B	0.00mi	2/1.5	784 (+7%)	19mo	$64,700	$83	70
308 Caragana Cv	0.54mi	2/2.0	840 (+15%)	18mo	$89,900	$107	31
308 Caragana Cv #9	0.59mi	2/2.0	840 (+15%)	18mo	$89,900	$107	29

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 71.8%
• Equity multiple: 4.25×
• Total profit: $51,027
• Equity at exit: $8,350

10-year hold

• IRR: 75.7%
• Equity multiple: 8.81×
• Total profit: $122,419
• Equity at exit: $4,842

Cash invested: $15,680 (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 80538

• Rents YoY: 3.1%
• Active inventory: 436
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$294
• Tax est. 1.5%: −$70 /mo · $840/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $940

Break-even live

Break-even rent $490

Max offer price $56,000

Occupancy floor 39%

Sensitivity live

Price	-10% $979	-5% $960	+0% $940	+5% $921	+10% $902
Rent	-10% $808	-5% $874	+0% $940	+5% $1,007	+10% $1,073
Rate	-1.0pp $969	-0.5pp $955	base $940	+0.5pp $926	+1.0pp $911

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,662	$1.92	24d	1	0.81mi

Listing history 36 events

1. 2026-06-18
   days on market $56,000 Active 511 DOM
2. 2026-06-17
   price $56,000 Active 510 DOM
3. 2026-06-17
   days on market $71,000 Active 510 DOM
4. 2026-06-16
   days on market $71,000 Active 509 DOM
5. 2026-06-15
   days on market $71,000 Active 508 DOM
6. 2026-06-14
   days on market $71,000 Active 506 DOM
7. 2026-06-13
   days on market $71,000 Active 505 DOM
8. 2026-06-10
   days on market $71,000 Active 503 DOM
9. 2026-06-09
   days on market $71,000 Active 502 DOM
10. 2026-06-08
    days on market $71,000 Active 501 DOM
11. 2026-06-07
    days on market $71,000 Active 500 DOM
12. 2026-06-03
    days on market $71,000 Active 496 DOM
13. 2026-06-02
    days on market $71,000 Active 495 DOM
14. 2026-06-01
    days on market $71,000 Active 494 DOM
15. 2026-05-31
    days on market $71,000 Active 493 DOM
16. 2026-05-30
    days on market $71,000 Active 492 DOM
17. 2026-05-14
    price $71,000
18. 2026-04-15
    price $72,000
19. 2025-10-21
    price $73,000
20. 2025-08-02
    status Active
21. 2025-07-31
    historical
22. 2025-07-25
    status Active
23. 2025-07-16
    historical Active - Backup
24. 2025-06-20
    price $74,000
25. 2025-05-21
    status Active
26. 2025-05-14
    historical
27. 2025-02-13
    price $75,000
28. 2025-01-14
    listed $80,000 Active
29. 2024-10-02
    price $89,000
30. 2024-09-21
    status Active
31. 2024-09-09
    historical
32. 2024-09-09
    historical
33. 2024-08-13
    historical
34. 2024-07-27
    listed $94,900 Active
35. 2024-06-03
    price $98,500
36. 2024-05-29
    listed $105,000 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,162
• − Mortgage interest: −$3,137
• − Property taxes: −$840
• − Insurance: −$280
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$1,629
• Taxable income: $11,050
• Est. tax owed @ 24.0%: −$2,652
• After-tax cash flow: $8,632/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

• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 50,110
• Household income: $86,671
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1447.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -515.25%
• Current HPI: 242.9397
• Rent YoY: ▲ 3.11%
• 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

-32.4% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $71,000 IRES
• 2026-04-15 Price Changed $72,000 IRES
• 2025-10-21 Price Changed $73,000 IRES
• 2025-08-02 Relisted — IRES
• 2025-07-31 Listing Removed — IRES
• 2025-07-25 Relisted — IRES
• 2025-07-16 Contingent — IRES
• 2025-06-20 Price Changed $74,000 IRES
• 2025-05-21 Relisted — IRES
• 2025-05-14 Listing Removed — IRES
• 2025-02-13 Price Changed $75,000 IRES
• 2025-01-14 Listed $80,000 IRES
• 2024-10-02 Price Changed $89,000 IRES
• 2024-09-21 Relisted — IRES
• 2024-09-09 Listing Removed — IRES
• 2024-09-09 Listing Removed — IRES
• 2024-08-13 Listing Removed — IRES
• 2024-07-27 Listed $94,900 IRES
• 2024-06-03 Price Changed $98,500 IRES
• 2024-05-29 Listed $105,000 IRES

Property tax history

-0.6%/yr

Latest (2021): $15 · +16.0% YoY. Source: county tax records.