2200 37th St #36 · Evans, CO 80620

$34,900

2 bd · 1.0 ba · 952 sqft · Manufactured public records · 150 Days on market

Built 1983 Est $46k · 24% under ↓ 35% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This 2 bedroom, 1 bathroom manufactured home is ready to go! Fresh paint, new laminate flooring in the living room and kitchen, a new refrigerator, double-pane vinyl windows all add to the appeal. It has been well maintained outside also. The carport has a storage room in the back. Rent is $1,015 month. Easy to show. This is a 55+ park.

Key facts

• Storage room
• Fresh paint
• New refrigerator

Tags

• FRESH PAINT
• NEW LAMINATE FLOORING
• NEW REFRIGERATOR
• DOUBLE-PANE VINYL WINDOWS
• STORAGE ROOM

Property features AI

Finance

• Other: Minimal flood risk (C rating); No improvements reported; Energy-efficient windows and doors

Exterior

• Parking: Carport
• Utilities: City water with meter installed; Public sewer; Natural gas available (Atmos Energy); Electricity available; Cable available; High-speed internet available
• Home design: Manufactured in park; Mobile home
• Construction: Composition siding/roof; Under carriage: HUD
• Exterior features: Storage structure; Cul-de-sac lot; Level lot and level driveway; North-facing; Paved surface with sidewalks; Street light nearby; Fire hydrant within 500 feet; Private road frontage; Asphalt road surface; Near bus

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Eat-in kitchen; Window coverings

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.0% vs local median 3.8% in Evans — 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 69/100 on livability (#104 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: crime C-, amenities F, health & safety 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: Dos Rios Elementary School (math 2% / reading 17%, grade F, #913 of 966 statewide, top 95%, 480 students, 81% FRL); Greeley West High School (math 20% / reading 39%, grade F, #244 of 381 statewide, top 66%, 1,885 students, 64% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.8%/yr); 120 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.43% ✓
• Cap rate: 40.02%
• Cash-on-cash: 120.44%
• DSCR: 6.36
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $45,696
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 37th St #5	0.08mi	2/1.0	938 (-2%)	15mo	$60,000	$64	81
2200 37th St #85	0.09mi	2/1.0	1,024 (+8%)	13mo	$38,000	$37	72
2200 37th St #28	0.05mi	3/2.0 (+1)	1,088 (+14%)	2mo	$52,000	$48	64

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: —
• Equity multiple: 6.35×
• Total profit: $52,301
• Equity at exit: $5,204

10-year hold

• IRR: —
• Equity multiple: 12.11×
• Total profit: $108,555
• Equity at exit: $3,018

Cash invested: $9,772 (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 80620

• Home prices YoY: -20.9%
• Rents YoY: -1.8%
• Active inventory: 120
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $981

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 32%

Sensitivity live

Price	-10% $1,005	-5% $993	+0% $981	+5% $969	+10% $957
Rent	-10% $859	-5% $920	+0% $981	+5% $1,042	+10% $1,103
Rate	-1.0pp $998	-0.5pp $990	base $981	+0.5pp $972	+1.0pp $963

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 Rowan Ln Evans, CO	2.0	1.5	841	$1,750	$2.08	14d	1	0.26mi
2846 Arbor Dr #2898 Evans, CO	2.0	1.5–2.0	1327	$1,738	$1.31	14d	3	0.65mi
2506 32nd St Evans, CO	2.0–3.0	2.0	1155	$1,700	$1.47	24d	1	0.76mi
2162 30th St Greeley, CO	1.0–3.0	1.0–1.5	688	$1,199	$1.74	14d	16	0.84mi
1722 30th St Greeley, CO	1.0–2.0	1.0	709	$1,355	$1.91	2d	13	0.89mi
1750 Greeley Mall Greeley, CO	1.0–2.0	1.0–2.0	805	$1,573	$1.95	14d	4	0.98mi
3202 11th Ave Evans, CO	2.0–3.0	2.0–3.0	1015	$1,565	$1.54	2d	12	1.02mi
2820 17th Ave #201 Greeley, CO	3.0	2.0	1118	$1,750	$1.57	24d	1	1.10mi
1905 28th St Greeley, CO	2.0	1.5	900	$1,330	$1.48	14d	2	1.14mi
1713 28th St Greeley, CO	2.0	1.0	800	$1,295	$1.62	14d	1	1.16mi
3023 Denver St Unit 6 Evans, CO	2.0	1.0	789	$1,095	$1.39	14d	1	1.24mi
3023 Denver St Unit 5 Evans, CO	1.0	1.0	667	$995	$1.49	14d	1	1.24mi
2507 W 27th St Apt C Greeley, CO	2.0	1.5	1064	$1,225	$1.15	24d	1	1.36mi
2949 State Farm Rd Unit 7 Evans, CO	1.0	1.0	656	$965	$1.47	24d	1	1.40mi
2949 State Farm Rd Evans, CO	1.0	1.0	656	$995	$1.52	24d	1	1.40mi
2310 W 25th Street Rd Greeley, CO	3.0	1.0	1000	$1,700	$1.70	14d	1	1.43mi
3301 Abbey Rd Evans, CO	1.0–3.0	1.0–2.0	913	$1,742	$1.91	14d	10	1.46mi
3770 Ponderosa Ct #1 Evans, CO	2.0	2.0	1047	$1,650	$1.58	24d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $34,900 Active 150 DOM
2. 2026-06-17
   days on market $34,900 Active 149 DOM
3. 2026-06-16
   days on market $34,900 Active 148 DOM
4. 2026-06-15
   days on market $34,900 Active 147 DOM
5. 2026-06-14
   days on market $34,900 Active 145 DOM
6. 2026-06-10
   days on market $34,900 Active 142 DOM
7. 2026-06-09
   days on market $34,900 Active 141 DOM
8. 2026-06-08
   days on market $34,900 Active 140 DOM
9. 2026-06-07
   days on market $34,900 Active 139 DOM
10. 2026-06-03
    days on market $34,900 Active 135 DOM
11. 2026-06-02
    days on market $34,900 Active 134 DOM
12. 2026-06-01
    days on market $34,900 Active 133 DOM
13. 2026-05-31
    days on market $34,900 Active 132 DOM
14. 2026-05-30
    days on market $34,900 Active 131 DOM
15. 2026-04-15
    price $34,900
16. 2026-02-26
    price $39,900
17. 2026-01-19
    listed $53,900 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $18,561
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$1,015
• Taxable income: $11,923
• Est. tax owed @ 24.0%: −$2,862
• After-tax cash flow: $8,908/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 — Evans

• Score: 69/100
• State rank: #104
• US rank: #9005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evans, CO
• County: Weld County · 332,652 people
• City population: 20,798
• Metro: Greeley, CO
• Population (ZIP): 20,798
• Household income: $73,590
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 420.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 48% White 45% Two or more races 17% Black 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Serbian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 67% English-only · Spanish 31% 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: ▼ -87.36%
• Current HPI: 330.6379
• Rent YoY: ▼ -1.78%
• 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

-35.3% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $34,900 IRES
• 2026-02-26 Price Changed $39,900 IRES
• 2026-01-19 Listed $53,900 IRES

Property tax history

-2.1%/yr

Latest (2021): $34 · -11.9% YoY. Source: county tax records.