10684 Aspen St #72 · Firestone, CO 80504

$139,000

4 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 280 Days on market

Built 2010 Est $125k · 11% 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
• ARV discount +2.4/15.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of space for everyone in this 3 Bedroom/2 Bathroom Eagle Crest home. Large kitchen features many cabinets, lots of counter space and an enormous walk in pantry! Primary Suite with en-suite bathroom and walk in closet is on one side of the home with nice separation. The additional 2 bedrooms are on the other side of the home and share a full bathroom. Large laundry room off the kitchen with access to the back of the home. Home provides easy access to I-25, shopping and restaurants.

Key facts

• Newer flooring
• Bright windows
• Large pantry

Tags

• NEWER FLOORING
• GRANITE COUNTERTOPS
• BRAND NEW OVEN
• ARTIFICIAL TURF
• LARGE PANTRY
• BRIGHT WINDOWS

Property features AI

Finance

• Other: Minimal flood or C rating

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water with meter installed; Public sewer; Natural gas available; Electricity available
• Home design: Manufactured in park (mobile home)
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Storage structure

Interior

• Kitchen: Gas range; Self-cleaning oven; Dishwasher; Refrigerator; Microwave; Disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Pantry; Walk-in closet(s); Kitchen island; Window coverings; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 2.9% in Firestone — 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 (#44 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime 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: Centennial Elementary (math 32% / reading 47%, grade F, #357 of 966 statewide, top 40%, 468 students, 33% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.98% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.45%
• DSCR: 2.80
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $124,956
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10658 Bald Eagle Cir	0.05mi	4/2.0	1,456 (+4%)	3mo	$125,000	$86	89
10600 Titan Ave	0.11mi	3/2.0 (-1)	1,404 (0%)	10mo	$143,000	$102	82
10686 Baily St #153	0.18mi	4/2.0	1,456 (+4%)	6mo	$127,000	$87	80
4616 Tilbury Ct	0.19mi	3/2.0 (-1)	1,456 (+4%)	4mo	$135,000	$93	77
10846 Bailey St	0.26mi	3/2.0 (-1)	1,404 (0%)	9mo	$125,000	$89	75
10540 Barron Cir	0.28mi	3/2.0 (-1)	1,350 (-4%)	1mo	$157,000	$116	74
4595 Ashwood St	0.12mi	3/2.0 (-1)	1,344 (-4%)	16mo	$108,900	$81	69
10611 Barron Cir	0.14mi	3/2.0 (-1)	1,216 (-13%)	3mo	$100,000	$82	64
10844 Belmont St N	0.30mi	3/2.0 (-1)	1,512 (+8%)	6mo	$162,500	$107	63
10729 Belmont St #146	0.23mi	3/2.0 (-1)	1,292 (-8%)	11mo	$70,000	$54	62
4785 Audrey St #261	0.08mi	3/2.0 (-1)	1,216 (-13%)	10mo	$129,900	$107	61
10833 Belmont St	0.28mi	3/2.0 (-1)	1,216 (-13%)	12mo	$97,000	$80	50

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: 33.6%
• Equity multiple: 2.36×
• Total profit: $52,950
• Equity at exit: $20,725

10-year hold

• IRR: 38.9%
• Equity multiple: 4.15×
• Total profit: $122,445
• Equity at exit: $12,018

Cash invested: $38,920 (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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,754 high
• Mortgage (P&I): −$729
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $1,312

Break-even live

Break-even rent $1,093

Max offer price $139,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,391	-5% $1,351	+0% $1,312	+5% $1,273	+10% $1,233
Rent	-10% $1,094	-5% $1,203	+0% $1,312	+5% $1,421	+10% $1,530
Rate	-1.0pp $1,382	-0.5pp $1,347	base $1,312	+0.5pp $1,276	+1.0pp $1,239

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10670 Jake Jabs Blvd Firestone, CO	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	14d	26	0.28mi
10910 Turner Blvd #70 Longmont, CO	3.0	2.0	1152	$1,999	$1.74	21d	1	0.92mi
5620 Tumbleweed Ave Firestone, CO	3.0	2.0	1747	$3,200	$1.83	21d	1	0.98mi
10692 Durango Pl Longmont, CO	3.0	2.0	1500	$2,395	$1.60	21d	1	1.08mi
4347 Rangeview Cir Longmont, CO	3.0–5.0	2.0–3.0	2143	$3,128	$1.46	14d	4	1.11mi
10426 Durango Pl Longmont, CO	3.0	2.0	1500	$2,350	$1.57	21d	1	1.12mi

Listing history 22 events

1. 2026-06-18
   days on market $139,000 Active 280 DOM
2. 2026-06-17
   days on market $139,000 Active 279 DOM
3. 2026-06-16
   days on market $139,000 Active 278 DOM
4. 2026-06-15
   days on market $139,000 Active 277 DOM
5. 2026-06-14
   days on market $139,000 Active 275 DOM
6. 2026-06-13
   days on market $139,000 Active 274 DOM
7. 2026-06-09
   days on market $139,000 Active 271 DOM
8. 2026-06-09
   days on market $139,000 Active 270 DOM
9. 2026-06-07
   days on market $139,000 Active 269 DOM
10. 2026-06-02
    days on market $139,000 Active 264 DOM
11. 2026-06-01
    days on market $139,000 Active 263 DOM
12. 2026-05-31
    days on market $139,000 Active 262 DOM
13. 2026-05-30
    days on market $139,000 Active 261 DOM
14. 2026-05-13
    price $139,000
15. 2026-04-21
    price $143,000
16. 2025-11-19
    price $145,000
17. 2025-10-15
    price $149,000
18. 2025-09-11
    listed $159,000 Active
19. 2022-07-06
    soldstatus $123,000 Sold 493-char remark

    Show marketing remark (493 chars)

    Lots of space for everyone in this 3 Bedroom/2 Bathroom Eagle Crest home. Large kitchen features many cabinets, lots of counter space and an enormous walk in pantry! Primary Suite with en-suite bathroom and walk in closet is on one side of the home with nice separation. The additional 2 bedrooms are on the other side of the home and share a full bathroom. Large laundry room off the kitchen with access to the back of the home. Home provides easy access to I-25, shopping and restaurants.

20. 2022-06-24
    historical Active - Backup 493-char remark

    Show marketing remark (493 chars)

    Lots of space for everyone in this 3 Bedroom/2 Bathroom Eagle Crest home. Large kitchen features many cabinets, lots of counter space and an enormous walk in pantry! Primary Suite with en-suite bathroom and walk in closet is on one side of the home with nice separation. The additional 2 bedrooms are on the other side of the home and share a full bathroom. Large laundry room off the kitchen with access to the back of the home. Home provides easy access to I-25, shopping and restaurants.

21. 2022-05-26
    listed $129,900 Active 493-char remark

    Show marketing remark (493 chars)

    Lots of space for everyone in this 3 Bedroom/2 Bathroom Eagle Crest home. Large kitchen features many cabinets, lots of counter space and an enormous walk in pantry! Primary Suite with en-suite bathroom and walk in closet is on one side of the home with nice separation. The additional 2 bedrooms are on the other side of the home and share a full bathroom. Large laundry room off the kitchen with access to the back of the home. Home provides easy access to I-25, shopping and restaurants.

22. 2010-09-24
    soldstatus $38,548

ⓘ 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: $920 · $77/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $33,046
• − Mortgage interest: −$7,786
• − Property taxes: −$920
• − Insurance: −$695
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − Depreciation: −$4,044
• Taxable income: $14,314
• Est. tax owed @ 24.0%: −$3,435
• After-tax cash flow: $12,309/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 — Firestone

• Score: 73/100
• State rank: #44
• US rank: #5060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Firestone, CO
• County: Weld County · 332,652 people
• City population: 1,684
• Metro: Greeley, CO
• Population (ZIP): 63,451
• Household income: $113,643
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1028.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% 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: ▼ -534.45%
• Current HPI: 245.1351
• 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

+260.6% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $139,000 IRES
• 2026-04-21 Price Changed $143,000 IRES
• 2025-11-19 Price Changed $145,000 IRES
• 2025-10-15 Price Changed $149,000 IRES
• 2025-09-11 Listed $159,000 IRES
• 2022-07-06 Sold (MLS) $123,000 IRES
• 2022-06-24 Contingent — IRES
• 2022-05-26 Listed $129,900 IRES
• 2010-09-24 Sold (Public Records) $38,548 Public Records

Property tax history

+8.2%/yr

Latest (2025): $920 · +403.7% YoY. Source: county tax records.