11078 Wild Basin #296 · Firestone, CO 80504

$159,999

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 111 Days on market

Built 1998 Est $156k · at est. ↓ 3% 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +6.3/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

11078 Wild Basin is a refreshed double-wide located in the desirable and pet-friendly Longview community in Longmont. Residents enjoy access to a clubhouse, playground, swimming pool, fitness center, and additional amenities. This lot stands out with four dedicated parking spaces, including a detached two-car garage and two additional driveway spaces. Inside, the open-concept layout creates a bright and inviting living space. The family room has been updated with fresh carpet and a new ceiling fan and flows seamlessly into the kitchen and dining area. Wood flooring extends through the kitchen and dining space, where white cabinetry provides a clean, modern look. All appliances are included

Key facts

• Access to clubhouse
• Access to playground
• Built 1998

Tags

• ACCESS TO CLUBHOUSE
• ACCESS TO PLAYGROUND
• ACCESS TO SWIMMING POOL
• ACCESS TO FITNESS CENTER
• FOUR DEDICATED PARKING SPACES
• DETACHED TWO CAR GARAGE

Property features AI

Finance

• Other: Builder model: Brkw; Directions available to reach lot within community

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water (meter installed); Natural gas available; Electricity available; Cable available
• Home design: Manufactured in park; Manufactured home
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Land lease

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Open floorplan; Walk-in closets; Kitchen island; Window coverings
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,599 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.30% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.92%
• DSCR: 1.80
• GRM: 6.4

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
11090 Zion #326	0.09mi	2/2.0	1,232 (+3%)	4mo	$140,000	$114	88
11090 Zion	0.09mi	2/2.0	1,232 (+3%)	4mo	$140,000	$114	88
3340 Longview Blvd	0.19mi	2/2.0	1,232 (+3%)	3mo	$99,900	$81	84
3340 Longview Blvd #379	0.19mi	2/2.0	1,232 (+3%)	3mo	$99,000	$80	84
11128 Bluff	0.15mi	2/2.0	1,232 (+3%)	7mo	$179,000	$145	83
11191 Longview Blvd #263	0.14mi	2/2.0	1,215 (+1%)	11mo	$200,000	$165	82
11128 Bluff Ldg #1	0.17mi	2/2.0	1,232 (+3%)	7mo	$179,000	$145	82
11305 Bryce #231	0.25mi	2/2.0	1,248 (+4%)	4mo	$162,500	$130	78
3355 Longview Blvd #240	0.21mi	3/2.0 (+1)	1,056 (-12%)	5mo	$139,900	$132	61
3272 N Rim #136	0.27mi	3/2.0 (+1)	1,056 (-12%)	3mo	$98,400	$93	60
3272 N Rim	0.27mi	3/2.0 (+1)	1,056 (-12%)	3mo	$98,400	$93	60
11465 Far Vw #114	0.39mi	3/2.0 (+1)	1,056 (-12%)	11mo	$169,900	$161	48

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $10,540
• Equity at exit: $23,856

10-year hold

• IRR: 13.0%
• Equity multiple: 1.90×
• Total profit: $40,268
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $669

Break-even live

Break-even rent $1,236

Max offer price $159,999

Occupancy floor 63%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Zlaten Dr Longmont, CO	2.0–3.0	2.0	1155	$1,750	$1.52	21d	1	1.00mi
2051 Zlaten Dr Longmont, CO	3.0	1.0–2.0	993	$2,495	$2.51	14d	32	1.20mi
1685 Cowles Ave Longmont, CO	1.0–3.0	1.0–2.0	1098	$2,153	$1.96	14d	29	1.50mi

Listing history 6 events

1. 2026-06-02
   status $159,999 Pending 111 DOM
2. 2026-06-01
   days on market $159,999 Active 111 DOM
3. 2026-05-31
   days on market $159,999 Active 110 DOM
4. 2026-05-30
   days on market $159,999 Active 109 DOM
5. 2026-04-03
   price $159,999
6. 2026-02-09
   listed $164,999 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: $852 · $71/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$28/yr (+$2/mo · 3.3%)

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

Taxation est. · year 1

• Rental income: $25,001
• − Mortgage interest: −$8,962
• − Property taxes: −$852
• − Insurance: −$800
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$4,655
• Taxable income: $5,732
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $6,654/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

-3.0% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $159,999 IRES
• 2026-02-09 Listed $164,999 IRES

Property tax history

+5.7%/yr

Latest (2025): $852 · +299.1% YoY. Source: county tax records.