1212 Butte Rd · Loveland, CO 80537

$68,000

1 bd · 1.0 ba · 784 sqft · Manufactured public records · 98 Days on market

Built 1977 Est $110k · 38% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled home located in Mountainview community. This inviting home offers a bright open floor plan, modern finishes, and comfortable living spaces throughout. Inside you will find a spacious living area filled with natural light, recessed lighting, fresh neutral tones, and durable luxury vinyl flooring that flows seamlessly through the main living areas. The open layout creates a welcoming space ideal for both everyday living and entertaining. The fully remodeled kitchen features white cabinetry, stainless steel appliances, subway tile backsplash, generous counter space, and a center island with butcher block top with eat in space—perfect for meal pr

Key facts

• Waterfall tub faucet
• Remodeled home
• 2 parking spots

Tags

• REMODELED HOME
• BRIGHT OPEN FLOOR PLAN
• FULLY REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES
• SPA INSPIRED RAINFALL SHOWER
• WATERFALL TUB FAUCET

Property features AI

Finance

• Other: Property area 728 (public records)
• Financial info: Monthly land lease: $660
• HOA & community: Association: Mountainview Mobile Home Park (professionally managed); Association contact phone available

Exterior

• Parking: Two off-street parking spaces (total 2)
• Utilities: Public sewer
• Home design: Manufactured home in park; Single-story (main level living); Model 7663; Owned by corporation/trust
• Construction: Wood siding construction; Manufactured home (52' x 14')
• Exterior features: Metal roof; Located in Mountainview Mobile Home Park (lot 55); Land lease in effect (monthly land lease of $660; lease expires March 31, 2026)

Interior

• Kitchen: Includes dishwasher, microwave, oven, range, refrigerator
• Bedrooms: Two bedrooms on the main level; Primary suite on the main level
• Bathrooms: One full bathroom on the main level; En suite bathroom in the primary suite
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Microwave; Oven; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 2.9% in Loveland — 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 (#52 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A; Watch: crime C-, commute F, 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: Namaqua Elementary School (math 34% / reading 37%, grade F, #422 of 966 statewide, top 44%, 252 students, 36% FRL); Walt Clark Middle School (math 24% / reading 32%, grade F, #145 of 270 statewide, top 55%, 366 students, 38% FRL); Thompson Valley High School (math 37% / reading 62%, grade D, #115 of 381 statewide, top 34%, 1,039 students, 31% FRL).
• Market conditions: Rents rising (+3.6%/yr); 283 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $470 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 + 3.6% 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 98 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $61,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.16% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.51%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $109,760
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Butte Rd #20	0.00mi	2/1.0 (+1)	728 (-7%)	3mo	$28,500	$39	80
1212 Butte Rd #34	0.00mi	2/2.0 (+1)	784 (0%)	15mo	$109,500	$140	79
1212 Butte Rd #27	0.00mi	2/1.0 (+1)	728 (-7%)	6mo	$56,900	$78	78
1212 Butte Rd #18	0.00mi	2/1.0 (+1)	728 (-7%)	19mo	$127,500	$175	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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.78×
• Total profit: $33,821
• Equity at exit: $10,139

10-year hold

• IRR: 47.6%
• Equity multiple: 5.71×
• Total profit: $89,677
• Equity at exit: $5,879

Cash invested: $19,040 (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 80537

• Rents YoY: 3.6%
• Active inventory: 283
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $690

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 48%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 Wilson Ave Loveland, CO	2.0	1.5	995	$1,745	$1.75	23d	3	1.37mi

Listing history 26 events

1. 2026-06-18
   days on market $68,000 Active 98 DOM
2. 2026-06-17
   days on market $68,000 Active 97 DOM
3. 2026-06-16
   days on market $68,000 Active 96 DOM
4. 2026-06-15
   days on market $68,000 Active 95 DOM
5. 2026-06-14
   days on market $68,000 Active 93 DOM
6. 2026-06-13
   days on market $68,000 Active 92 DOM
7. 2026-06-10
   days on market $68,000 Active 90 DOM
8. 2026-06-09
   days on market $68,000 Active 89 DOM
9. 2026-06-08
   days on market $68,000 Active 88 DOM
10. 2026-06-07
    days on market $68,000 Active 87 DOM
11. 2026-06-03
    days on market $68,000 Active 83 DOM
12. 2026-06-02
    days on market $68,000 Active 82 DOM
13. 2026-06-01
    days on market $68,000 Active 81 DOM
14. 2026-05-31
    days on market $68,000 Active 80 DOM
15. 2026-05-30
    days on market $68,000 Active 79 DOM
16. 2026-05-22
    price $68,000
17. 2026-04-19
    price $79,000
18. 2026-04-03
    price $82,000
19. 2026-03-30
    price $81,000
20. 2026-03-12
    listed $83,000 Active
21. 2025-04-24
    historical $1,600
22. 2025-02-22
    listed $1,600
23. 2024-04-18
    historical $1,490
24. 2024-04-12
    listed $1,490
25. 2024-04-10
    historical $1,490
26. 2024-03-13
    listed $1,490

ⓘ 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,625
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$1,978
• Taxable income: $7,658
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $6,447/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 — Loveland

• Score: 73/100
• State rank: #52
• US rank: #5353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 44,425
• Household income: $86,325
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1703.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -606.26%
• Current HPI: 253.4939
• Rent YoY: ▲ 3.57%
• 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

+4463.8% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $68,000 REColorado as Distributed by MLS Grid
• 2026-04-19 Price Changed $79,000 REColorado as Distributed by MLS Grid
• 2026-04-03 Price Changed $82,000 REColorado as Distributed by MLS Grid
• 2026-03-30 Price Changed $81,000 REColorado as Distributed by MLS Grid
• 2026-03-12 Listed $83,000 REColorado as Distributed by MLS Grid
• 2025-04-24 Rental Removed $1,600 RENTALBEAST
• 2025-02-22 Listed for Rent $1,600 RENTALBEAST
• 2024-04-18 Rental Removed $1,490 APPFOLIO
• 2024-04-12 Listed for Rent $1,490 APPFOLIO
• 2024-04-10 Rental Removed $1,490 APPFOLIO
• 2024-03-13 Listed for Rent $1,490 APPFOLIO

Property tax history

+3.1%/yr

Latest (2021): $22 · +0.0% YoY. Source: county tax records.