517 E Trilby Rd #33 · Fort Collins, CO 80525

$69,500

2 bd · 1.0 ba · 896 sqft · Manufactured public records · 123 Days on market

Built 1999 Est $63k · 11% over ↓ 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! Move-in ready home in an all ages and pet friendly community! Well lit with open concept living area. Spacious living room with multiple options for furniture arrangement. Kitchen is galley style and provides a lots of counter space and cabinets for storage. Dining area is conveniently situated next to the kitchen. "Front kitchen" layout places the kitchen in the front of the home, and bedrooms at the back. Primary bedroom is large and has a good sized closet. New luxury vinyl flooring throughout home (minus the bathroom). Home has newer appliances and are all included. Efficient evap. / swamp cooler or use window AC units to beat the summer heat. Gas forced air furn

Key facts

• Front kitchen layout
• Newer appliances
• Long driveway

Tags

• OPEN CONCEPT LIVING AREA
• GALLEY STYLE KITCHEN
• FRONT KITCHEN LAYOUT
• NEW LUXURY VINYL FLOORING
• NEWER APPLIANCES
• LONG DRIVEWAY

Property features AI

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water (meter installed); Public sewer; Natural gas available; Electricity available; Gas service by Excel; Trash service by Waste Management
• Home design: Manufactured in park (mobile home); Level lot and driveway access; Highway frontage
• Construction: Composition exterior; Composition roof; No noted improvements
• Exterior features: Level lot; Paved; Street lighting; Storage structure

Interior

• Kitchen: Electric range; Refrigerator; Microwave; Garbage disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Eat-in kitchen; Open floor plan; Pantry; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $890 ($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: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 2.6% in Fort Collins — 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 80/100 on livability (#11 in CO, #1,750 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: 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.
• Zoned schools: Cottonwood Plains Elementary School (math 15% / reading 32%, grade F, #634 of 966 statewide, top 67%, 386 students, 52% FRL); Loveland High School (math 35% / reading 71%, grade C-, #88 of 381 statewide, top 23%, 1,525 students, 28% FRL).
• Market conditions: Rents rising (+2.7%/yr); 207 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $481 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 + 2.7% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

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

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.50% ✓
• Cap rate: 21.66%
• Cash-on-cash: 54.87%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $62,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 E Trilby Rd #26	0.00mi	3/2.0 (+1)	980 (+9%)	1mo	$69,000	$70	74
517 E Trilby Rd #61	0.00mi	2/2.0	960 (+7%)	12mo	$40,000	$42	74

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 · 2.66% rent growth · sell at horizon

5-year hold

• IRR: 52.7%
• Equity multiple: 3.30×
• Total profit: $44,841
• Equity at exit: $10,363

10-year hold

• IRR: 57.8%
• Equity multiple: 6.64×
• Total profit: $109,713
• Equity at exit: $6,009

Cash invested: $19,460 (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 80525

• Rents YoY: 2.7%
• Active inventory: 207
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $890

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 44%

Sensitivity live

Price	-10% $938	-5% $914	+0% $890	+5% $866	+10% $842
Rent	-10% $753	-5% $821	+0% $890	+5% $958	+10% $1,027
Rate	-1.0pp $925	-0.5pp $907	base $890	+0.5pp $872	+1.0pp $853

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7363 Avondale Rd Fort Collins, CO	1.0–3.0	1.0–2.0	942	$1,688	$1.79	14d	1	0.99mi
5620 Fossil Creek Pkwy Fort Collins, CO	1.0–3.0	1.0–2.0	1096	$1,862	$1.70	14d	1	1.08mi
5620 Fossil Creek Pkwy Fort Collins, CO	1.0–2.0	1.0–2.0	932	$1,625	$1.74	22d	1	1.08mi

Listing history 24 events

1. 2026-06-18
   days on market $69,500 Active 123 DOM
2. 2026-06-17
   days on market $69,500 Active 122 DOM
3. 2026-06-16
   days on market $69,500 Active 121 DOM
4. 2026-06-15
   days on market $69,500 Active 120 DOM
5. 2026-06-14
   days on market $69,500 Active 118 DOM
6. 2026-06-13
   days on market $69,500 Active 117 DOM
7. 2026-06-10
   days on market $69,500 Active 115 DOM
8. 2026-06-09
   days on market $69,500 Active 114 DOM
9. 2026-06-08
   days on market $69,500 Active 113 DOM
10. 2026-06-07
    days on market $69,500 Active 112 DOM
11. 2026-06-03
    days on market $69,500 Active 108 DOM
12. 2026-06-02
    days on market $69,500 Active 107 DOM
13. 2026-06-01
    days on market $69,500 Active 106 DOM
14. 2026-05-31
    days on market $69,500 Active 105 DOM
15. 2026-05-30
    days on market $69,500 Active 104 DOM
16. 2026-05-11
    price $69,500
17. 2026-02-16
    status Active
18. 2026-02-13
    historical
19. 2026-02-12
    listed $69,999 Active
20. 2025-09-30
    historical
21. 2025-09-06
    status Active
22. 2025-09-05
    historical
23. 2025-07-17
    price $72,000
24. 2025-05-05
    listed $77,000 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: $20,811
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$2,022
• Taxable income: $10,176
• Est. tax owed @ 24.0%: −$2,442
• After-tax cash flow: $8,235/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 — Fort Collins

• Score: 80/100
• State rank: #11
• US rank: #1750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Collins, CO
• County: Larimer County · 338,255 people
• City population: 202,303
• Metro: Fort Collins, CO
• Population (ZIP): 54,211
• Household income: $91,636
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 2376.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 4% Portuguese 3% Italian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -475.41%
• Current HPI: 274.9897
• Rent YoY: ▲ 2.66%
• 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

-9.7% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $69,500 IRES
• 2026-02-16 Relisted — IRES
• 2026-02-13 Listing Removed — IRES
• 2026-02-12 Listed $69,999 IRES
• 2025-09-30 Listing Removed — IRES
• 2025-09-06 Relisted — IRES
• 2025-09-05 Listing Removed — IRES
• 2025-07-17 Price Changed $72,000 IRES
• 2025-05-05 Listed $77,000 IRES

Property tax history

+0.6%/yr

Latest (2021): $109 · -0.0% YoY. Source: county tax records.