2700 W C St #52 · Greeley, CO 80631

$95,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 84 Days on market

Built 2023 Good condition 871 sqft lot Est $75k · 27% over ↓ 5% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2023-built home that truly feels like new! Offering 3 bedrooms, 2 bathrooms, and a spacious, open layout, this home combines modern comfort with low-maintenance living. Step inside to a bright and inviting interior with a functional floor plan that flows seamlessly-perfect for both everyday living and entertaining. Outside, you'll love the added outdoor space with yard areas on the side and back, giving you room to relax, garden, or enjoy Colorado evenings. This home has already been thoughtfully upgraded with two brand-new Anderson storm doors (with transferable warranty), plus a convenient storage shed for all your extras. The welcoming front porch,

Key facts

• Yard areas
• Andersen storm doors
• Front porch

Tags

• OUTDOOR SPACE
• YARD AREAS
• ANDERSEN STORM DOORS
• STORAGE SHED
• FRONT PORCH
• SWIMMING POOL

Property features AI

Finance

• Other: Located on a leased lot within a mobile home community

Exterior

• Parking: No garage; No designated parking
• Utilities: City water (meter installed); Electricity available; Xcel gas
• Home design: Manufactured in park (manufactured home)
• Construction: Vinyl siding; Composition roof; Built by Champion (Bayshore model)
• Exterior features: Deck; Land lease

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Freezer
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open floorplan; Fire alarm

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.3% in Greeley — 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 68/100 on livability (#115 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: cost of living C-, crime F, amenities 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: Northridge High School (math 13% / reading 36%, grade F, #266 of 381 statewide, top 79%, 1,253 students, 64% FRL).
• Market conditions: Rents soft (-0.7%/yr); 180 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent runs 34% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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 D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.63% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.31%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $74,976
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2700 W C St #89	0.20mi	3/2.0	1,056 (0%)	4mo	$65,800	$62	88
2626 W 1st St	0.13mi	3/2.0	1,064 (+1%)	15mo	$50,000	$47	80
2626 W 1st St #189	0.13mi	3/2.0	1,064 (+1%)	15mo	$50,000	$47	80
2700 W C St #153	0.09mi	3/2.0	1,056 (0%)	22mo	$80,000	$76	77
309 31st Ave #5	0.37mi	3/2.0	1,078 (+2%)	3mo	$255,000	$237	77
2700 W C St #82	0.22mi	3/2.0	1,144 (+8%)	10mo	$115,900	$101	67
200 N 35th Ave #147	0.47mi	3/—	1,120 (+6%)	18mo	$99,000	$88	53
200 N 35th Ave	0.48mi	3/2.0	1,120 (+6%)	18mo	$99,000	$88	52
200 N 35th Ave #30	0.51mi	3/2.0	1,120 (+6%)	18mo	$78,000	$70	51
200 N 35th Ave #212	0.57mi	3/2.0	1,120 (+6%)	19mo	$80,000	$71	47
200 N 35th Ave #183	0.44mi	3/2.0	1,152 (+9%)	22mo	$80,000	$69	46

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: 20.5%
• Equity multiple: 1.81×
• Total profit: $21,426
• Equity at exit: $14,165

10-year hold

• IRR: 26.7%
• Equity multiple: 3.04×
• Total profit: $54,297
• Equity at exit: $8,214

Cash invested: $26,600 (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 80631

• Rents YoY: -0.7%
• Active inventory: 180
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$498
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $650

Break-even live

Break-even rent $726

Max offer price $95,000

Occupancy floor 53%

Sensitivity live

Price	-10% $704	-5% $677	+0% $650	+5% $623	+10% $596
Rent	-10% $527	-5% $589	+0% $650	+5% $711	+10% $772
Rate	-1.0pp $698	-0.5pp $674	base $650	+0.5pp $625	+1.0pp $600

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 W A Street Rd Greeley, CO	2.0	1.0	750	$1,395	$1.86	14d	8	0.32mi
705 26th Ave Greeley, CO	2.0	1.0	850	$1,190	$1.40	14d	1	0.53mi
613 N 30th Ave Unit Basement 2br Greeley, CO	2.0	1.0	1100	$800	$0.73	24d	1	0.54mi
712 27th Ave Greeley, CO	2.0	1.0	830	$1,299	$1.57	24d	5	0.56mi
724 27th Ave Greeley, CO	3.0	2.0	1248	$1,700	$1.36	14d	1	0.59mi
2306 W 7th St Greeley, CO	3.0	1.0	897	$1,850	$2.06	21d	1	0.66mi
3208 W 7th St Greeley, CO	2.0–3.0	1.0–2.0	957	$1,672	$1.75	14d	5	0.76mi
314 18th Ave Greeley, CO	2.0	1.0	790	$1,560	$1.97	14d	1	0.85mi
2004 8th St Unit 1B Greeley, CO	3.0	1.0	1200	$1,875	$1.56	24d	1	0.90mi
1126 26th Ave Greeley, CO	2.0	1.0	909	$1,335	$1.47	24d	1	0.94mi
821 35th Avenue Ct Greeley, CO	2.0	1.0	950	$1,530	$1.61	14d	1	0.98mi
1213 26th Ave Greeley, CO	1.0–3.0	1.0–2.0	745	$1,596	$2.14	14d	10	1.00mi
709 37th Ave Unit 3 Greeley, CO	2.0	1.5	1000	$1,195	$1.20	24d	1	1.03mi
1250 28th Ave Greeley, CO	1.0–2.0	1.0	788	$1,370	$1.74	14d	5	1.03mi
808 37th Ave Unit A Greeley, CO	2.0	1.5	900	$1,250	$1.39	24d	1	1.06mi
1436 5th St Greeley, CO	3.0	1.0	1054	$1,800	$1.71	24d	1	1.09mi
804 37th Avenue Ct Unit 4 Greeley, CO	2.0	1.5	975	$995	$1.02	24d	1	1.10mi
1014 19th Ave Greeley, CO	3.0	1.0	1470	$2,100	$1.43	14d	1	1.11mi
533 14th Ave Unit 9 Greeley, CO	3.0	1.0	1197	$1,395	$1.17	24d	1	1.20mi
423 13th Ave Unit 1/2 Greeley, CO	2.0	1.0	864	$1,150	$1.33	24d	1	1.25mi
3322 W 13th St Greeley, CO	2.0–3.0	1.0–2.0	950	$1,600	$1.68	14d	2	1.28mi
1208 18th Ave Greeley, CO	2.0	1.0	812	$1,300	$1.60	14d	1	1.30mi
1323 8th St Greeley, CO	2.0	1.0	1440	$2,150	$1.49	14d	1	1.31mi
520 13th Ave Unit 11 Greeley, CO	2.0	1.0	800	$1,195	$1.49	24d	1	1.32mi
3950 W 12th St #3 Greeley, CO	2.0	2.0	1194	$2,100	$1.76	24d	1	1.41mi
1118 6th St Apt A Greeley, CO	3.0	1.0	911	$1,725	$1.89	14d	1	1.44mi
1118 6th St Apt C Greeley, CO	3.0	1.0	912	$1,200	$1.32	24d	1	1.45mi
1650 29th Avenue Pl Greeley, CO	2.0	1.5	1010	$1,595	$1.58	24d	2	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 84 DOM
2. 2026-06-17
   days on market $95,000 Active 83 DOM
3. 2026-06-16
   days on market $95,000 Active 82 DOM
4. 2026-06-15
   days on market $95,000 Active 81 DOM
5. 2026-06-14
   days on market $95,000 Active 79 DOM
6. 2026-06-10
   days on market $95,000 Active 76 DOM
7. 2026-06-09
   days on market $95,000 Active 75 DOM
8. 2026-06-08
   days on market $95,000 Active 74 DOM
9. 2026-06-07
   days on market $95,000 Active 73 DOM
10. 2026-06-03
    days on market $95,000 Active 69 DOM
11. 2026-06-02
    days on market $95,000 Active 68 DOM
12. 2026-06-01
    days on market $95,000 Active 67 DOM
13. 2026-05-31
    days on market $95,000 Active 66 DOM
14. 2026-05-30
    days on market $95,000 Active 65 DOM
15. 2026-04-30
    price $95,000
16. 2026-03-26
    listed $100,000 Active

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$93/yr (+$8/mo · 21.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 19 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: $18,583
• − Mortgage interest: −$5,321
• − Property taxes: −$430
• − Insurance: −$475
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$2,764
• Taxable income: $6,620
• Est. tax owed @ 24.0%: −$1,589
• After-tax cash flow: $6,209/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2023-built mobile home is in excellent condition with modern updates and a good location. It's move-in ready with minor cosmetic improvements needed to maximize its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and value
• Both Replace storm doors — Anderson storm doors are already installed and in good condition
• Both Upgrade flooring in bathrooms — Update flooring to match living areas for a cohesive look
• Both Add landscaping around front porch — Enhance curb appeal and create a welcoming entrance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and value ↑
• Both Replace storm doors — Anderson storm doors are already installed and in good condition ↑
• Both Upgrade flooring in bathrooms — Update flooring to match living areas for a cohesive look ↑
• Both Add landscaping around front porch — Enhance curb appeal and create a welcoming entrance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Greeley

• Score: 68/100
• State rank: #115
• US rank: #9841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greeley, CO
• County: Weld County · 332,652 people
• City population: 119,344
• Metro: Greeley, CO
• Population (ZIP): 53,722
• Household income: $54,591
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3061.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 15% Black 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 2% Slovak 2% Portuguese 2%
• Foreign-born: 19% · Canada, Philippines
• Languages at home: 65% English-only · Spanish 33%

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: ▼ -329.59%
• Current HPI: 295.4309
• Rent YoY: ▼ -0.65%
• 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

-5.0% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $95,000 IRES
• 2026-03-26 Listed $100,000 IRES