3291 Mammoth #179 · Firestone, CO 80504

$185,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 151 Days on market

Built 2001 Est $156k · 19% over ↓ 7% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Easy living in a conveniently located resort style community full of amenities and charm! This extremely well-cared for home is located in a quiet corner of this popular, sought-after neighborhood. Parks, playgrounds, open spaces, picnic areas, basketball courts, a clubhouse with a gym and a swimming pool all make Longview a wonderful place to call home. The sunny south facing front porch is so welcoming. Stepping inside, the open concept living-kitchen-dining arrangement with vaulted ceilings, and sunny skylights, will instantly make you feel at home. All of the light fixtures, ceiling fans and carpeting are new as well as the beautiful new wood and tile flooring which also makes for easy

Key facts

• New carpeting
• New ceiling fans
• New light fixtures

Tags

• RESORT STYLE COMMUNITY
• NEW LIGHT FIXTURES
• NEW CEILING FANS
• NEW CARPETING
• NEW WOOD AND TILE FLOORING
• DECORATIVE WOOD INLAY ACCENT

Property features AI

Finance

• Other: No property improvements reported; Sun-oriented features and energy-efficient windows/doors contributing to southern exposure
• HOA & community: No association fees

Exterior

• Parking: No garage; No designated parking features listed
• Security: Fire alarm
• Utilities: District water with meter installed; Public sewer; Natural gas available (Xcel); Electricity available; Cable and satellite available; High-speed internet available; Trash service by Longview
• Home design: Manufactured home in park
• Construction: Frame construction; Composition roof; Post and pier foundation; Built with low-pile carpet in some areas for accessibility; Level driveway and lot for accessibility
• Exterior features: Deck; Storage structure; Land lease; Fenced yard; Level lot; Cul-de-sac location; Wooded with evergreen and deciduous trees; House faces south; City limits; Paved roads with curbs, gutters and sidewalks; Street light nearby; Fire hydrant within 500 feet; Privately maintained road up to county standards; Asphalt road surface; Minimal flood risk (C rating)

Interior

• Kitchen: Electric range; Self-cleaning oven; Dishwasher; Refrigerator; Microwave; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Evaporative cooling; Ceiling fans
• Interior features: Eat-in kitchen; Separate dining room; Cathedral ceilings; Open floorplan; Walk-in closet(s); Kitchen island; Window coverings; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Mead Elementary School (math 27% / reading 57%, grade F, #321 of 966 statewide, top 35%, 833 students, 19% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL).
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 4 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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: 1.36% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $156,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3340 Longview Blvd #379	0.19mi	2/2.0 (-1)	1,232 (+3%)	3mo	$99,000	$80	79
3340 Longview Blvd	0.19mi	2/2.0 (-1)	1,232 (+3%)	3mo	$99,900	$81	79
11305 Bryce #231	0.19mi	2/2.0 (-1)	1,248 (+4%)	4mo	$162,500	$130	76
3272 N Rim	0.12mi	3/2.0	1,056 (-12%)	3mo	$98,400	$93	72
3272 N Rim #136	0.11mi	3/2.0	1,056 (-12%)	3mo	$98,400	$93	72
11191 Longview Blvd #263	0.26mi	2/2.0 (-1)	1,215 (+1%)	11mo	$200,000	$165	72
11090 Zion #326	0.37mi	2/2.0 (-1)	1,232 (+3%)	4mo	$140,000	$114	70
11090 Zion	0.37mi	2/2.0 (-1)	1,232 (+3%)	4mo	$140,000	$114	70
11465 Far Vw #114	0.04mi	3/2.0	1,056 (-12%)	11mo	$169,900	$161	69
11128 Bluff	0.37mi	2/2.0 (-1)	1,232 (+3%)	7mo	$179,000	$145	68
3355 Longview Blvd #240	0.18mi	3/2.0	1,056 (-12%)	5mo	$139,900	$132	67
11128 Bluff Ldg #1	0.38mi	2/2.0 (-1)	1,232 (+3%)	7mo	$179,000	$145	67

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: 9.6%
• Equity multiple: 1.37×
• Total profit: $19,009
• Equity at exit: $27,584

10-year hold

• IRR: 16.3%
• Equity multiple: 2.17×
• Total profit: $60,385
• Equity at exit: $15,995

Cash invested: $51,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,524 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $886

Break-even live

Break-even rent $1,402

Max offer price $185,000

Occupancy floor 60%

Sensitivity live

Price	-10% $991	-5% $939	+0% $886	+5% $834	+10% $782
Rent	-10% $687	-5% $787	+0% $886	+5% $986	+10% $1,086
Rate	-1.0pp $979	-0.5pp $933	base $886	+0.5pp $838	+1.0pp $790

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Zlaten Dr Longmont, CO	2.0–3.0	2.0	1155	$2,000	$1.73	21d	1	1.17mi
2051 Zlaten Dr Longmont, CO	3.0	1.0–2.0	993	$2,984	$3.01	14d	32	1.36mi
804 Summer Hawk Dr Longmont, CO	2.0–3.0	1.5–2.0	1176	$2,350	$2.00	21d	3	1.41mi
1685 Cowles Ave Longmont, CO	1.0–3.0	1.0–2.0	1098	$2,705	$2.46	14d	29	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $185,000 Active 151 DOM
2. 2026-06-17
   days on market $185,000 Active 150 DOM
3. 2026-06-16
   days on market $185,000 Active 149 DOM
4. 2026-06-15
   days on market $185,000 Active 148 DOM
5. 2026-06-14
   days on market $185,000 Active 146 DOM
6. 2026-06-13
   days on market $185,000 Active 145 DOM
7. 2026-06-09
   days on market $185,000 Active 142 DOM
8. 2026-06-09
   days on market $185,000 Active 141 DOM
9. 2026-06-07
   days on market $185,000 Active 140 DOM
10. 2026-06-02
    days on market $185,000 Active 135 DOM
11. 2026-06-01
    days on market $185,000 Active 134 DOM
12. 2026-05-31
    days on market $185,000 Active 133 DOM
13. 2026-05-30
    days on market $185,000 Active 132 DOM
14. 2026-05-16
    price $185,000
15. 2026-03-25
    price $189,000
16. 2026-01-18
    listed $199,000 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: $722 · $60/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$296/yr (+$25/mo · 41.0%)

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

Taxation est. · year 1

• Rental income: $30,284
• − Mortgage interest: −$10,363
• − Property taxes: −$722
• − Insurance: −$925
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$5,382
• Taxable income: $8,047
• Est. tax owed @ 24.0%: −$1,931
• After-tax cash flow: $8,704/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

• 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

-7.0% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $185,000 IRES
• 2026-03-25 Price Changed $189,000 IRES
• 2026-01-18 Listed $199,000 IRES

Property tax history

+5.6%/yr

Latest (2025): $722 · +588.8% YoY. Source: county tax records.