221 W 57th St Unit 90A · Loveland, CO 80538

$49,999

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 94 Days on market

Built 1988 Est $90k · 44% 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
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is bursting with character! Great 55 and over community and smaller dogs are even allowed. Once approaching the home, first you will find a great tree creating a sense of privacy. Come around and up the stairs to the covered porch, the perfect location to relax or socialize. Once inside you find gorgeous newer flooring in the living area that opens to the kitchen/ dining area. Kitchen has cabinets galore with a substantial amount of counter space. Great layout with all appliances included and convenient eat-in kitchen. The roomy primary bedroom has 2 closets and a window seat (with storage) between them. Five piece on suite bath with huge tub/ shower combo. Two additional bedrooms and a full bath at the other end of the home. Updates include fresh paint, plumbing fixtures, sinks, window coverings and flooring. Home comes with a storage shed for all the extras. Community has a park, pool and playground for the whole family to enjoy! Come see this well priced, one of a kind home today! Financing options available if needed, call listing agent for more info or to schedule a showing.

Key facts

• Laminate flooring
• Wood beamed ceilings
• Covered front deck

Tags

• HANDICAP ACCESSIBLE RAMP
• COVERED FRONT DECK
• WOOD BEAMED CEILINGS
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 35.7% 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: Laurene Edmondson Elementary School (math 10% / reading 34%, grade F, #651 of 966 statewide, top 68%, 261 students, 56% 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 (+3.1%/yr); 436 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $345 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 + 3.1% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $10k (17%) 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 $45,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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: 3.92% ✓
• Cap rate: 35.69%
• Cash-on-cash: 104.97%
• DSCR: 5.67
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $89,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W 57th St	0.00mi	3/2.0	1,280 (+5%)	0mo	$42,000	$33	91
221 W 57th St Unit B78	0.01mi	3/2.0	1,296 (+7%)	1mo	$85,000	$66	88
221 W 57th St Unit 90A	0.24mi	3/2.0	1,280 (+5%)	0mo	$42,000	$33	80
221 W 57th St Unit 6B	0.00mi	3/2.0	1,377 (+13%)	5mo	$55,000	$40	74
605 W 57th St #6	0.08mi	2/2.0 (-1)	1,088 (-10%)	1mo	$81,000	$74	73
605 W 57th St #34	0.08mi	2/2.0 (-1)	1,088 (-10%)	2mo	$74,999	$69	72
5816 Lake View Ct	0.54mi	3/2.0	1,216 (0%)	6mo	$39,000	$32	70
605 W 57th St #42	0.08mi	2/2.0 (-1)	1,056 (-13%)	2mo	$89,900	$85	67
605 W 57th St	0.08mi	2/2.0 (-1)	1,056 (-13%)	2mo	$89,900	$85	67
420 E 57th St #163	0.72mi	4/2.0 (+1)	1,216 (0%)	5mo	$109,000	$90	57
420 E 57th St #297	0.69mi	3/2.0	1,078 (-11%)	4mo	$110,000	$102	46
420 E 57th Street #223	0.69mi	3/2.0	1,056 (-13%)	3mo	$99,000	$94	44

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.01×
• Total profit: $70,130
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 12.60×
• Total profit: $162,463
• Equity at exit: $4,323

Cash invested: $14,000 (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 80538

• Rents YoY: 3.1%
• Active inventory: 436
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$262
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $1,225

Break-even live

Break-even rent $410

Max offer price $49,999

Occupancy floor 33%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6444 Eden Garden Dr Loveland, CO	1.0–3.0	1.0–2.0	1033	$2,200	$2.13	23d	1	0.39mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	13d	1	0.68mi
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	13d	1	0.68mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	13d	1	0.69mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	23d	1	0.75mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	23d	1	0.77mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	23d	1	0.77mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,925	$2.22	23d	1	0.81mi
1375 W 45th St Loveland, CO	3.0	2.0	1221	$2,480	$2.03	23d	1	1.04mi
1691 Oak Creek Dr Loveland, CO	2.0	2.5	1152	$1,850	$1.61	21d	1	1.50mi

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-03-23
   price $49,999
3. 2026-02-20
   price $54,999
4. 2026-01-23
   listed $59,999 Active
5. 2026-01-07
   historical
6. 2025-12-12
   price $64,500
7. 2025-10-15
   listed $69,500 Active
8. 2023-06-29
   soldstatus $69,500 Sold 1106-char remark

   Show marketing remark (1106 chars)

   This home is bursting with character! Great 55 and over community and smaller dogs are even allowed. Once approaching the home, first you will find a great tree creating a sense of privacy. Come around and up the stairs to the covered porch, the perfect location to relax or socialize. Once inside you find gorgeous newer flooring in the living area that opens to the kitchen/ dining area. Kitchen has cabinets galore with a substantial amount of counter space. Great layout with all appliances included and convenient eat-in kitchen. The roomy primary bedroom has 2 closets and a window seat (with storage) between them. Five piece on suite bath with huge tub/ shower combo. Two additional bedrooms and a full bath at the other end of the home. Updates include fresh paint, plumbing fixtures, sinks, window coverings and flooring. Home comes with a storage shed for all the extras. Community has a park, pool and playground for the whole family to enjoy! Come see this well priced, one of a kind home today! Financing options available if needed, call listing agent for more info or to schedule a showing.

9. 2023-06-04
   status Active - Backup 1106-char remark

   Show marketing remark (1106 chars)

   This home is bursting with character! Great 55 and over community and smaller dogs are even allowed. Once approaching the home, first you will find a great tree creating a sense of privacy. Come around and up the stairs to the covered porch, the perfect location to relax or socialize. Once inside you find gorgeous newer flooring in the living area that opens to the kitchen/ dining area. Kitchen has cabinets galore with a substantial amount of counter space. Great layout with all appliances included and convenient eat-in kitchen. The roomy primary bedroom has 2 closets and a window seat (with storage) between them. Five piece on suite bath with huge tub/ shower combo. Two additional bedrooms and a full bath at the other end of the home. Updates include fresh paint, plumbing fixtures, sinks, window coverings and flooring. Home comes with a storage shed for all the extras. Community has a park, pool and playground for the whole family to enjoy! Come see this well priced, one of a kind home today! Financing options available if needed, call listing agent for more info or to schedule a showing.

10. 2023-06-03
    historical 1106-char remark

    Show marketing remark (1106 chars)

    This home is bursting with character! Great 55 and over community and smaller dogs are even allowed. Once approaching the home, first you will find a great tree creating a sense of privacy. Come around and up the stairs to the covered porch, the perfect location to relax or socialize. Once inside you find gorgeous newer flooring in the living area that opens to the kitchen/ dining area. Kitchen has cabinets galore with a substantial amount of counter space. Great layout with all appliances included and convenient eat-in kitchen. The roomy primary bedroom has 2 closets and a window seat (with storage) between them. Five piece on suite bath with huge tub/ shower combo. Two additional bedrooms and a full bath at the other end of the home. Updates include fresh paint, plumbing fixtures, sinks, window coverings and flooring. Home comes with a storage shed for all the extras. Community has a park, pool and playground for the whole family to enjoy! Come see this well priced, one of a kind home today! Financing options available if needed, call listing agent for more info or to schedule a showing.

11. 2023-05-10
    historical Active - Backup 1106-char remark

    Show marketing remark (1106 chars)

    This home is bursting with character! Great 55 and over community and smaller dogs are even allowed. Once approaching the home, first you will find a great tree creating a sense of privacy. Come around and up the stairs to the covered porch, the perfect location to relax or socialize. Once inside you find gorgeous newer flooring in the living area that opens to the kitchen/ dining area. Kitchen has cabinets galore with a substantial amount of counter space. Great layout with all appliances included and convenient eat-in kitchen. The roomy primary bedroom has 2 closets and a window seat (with storage) between them. Five piece on suite bath with huge tub/ shower combo. Two additional bedrooms and a full bath at the other end of the home. Updates include fresh paint, plumbing fixtures, sinks, window coverings and flooring. Home comes with a storage shed for all the extras. Community has a park, pool and playground for the whole family to enjoy! Come see this well priced, one of a kind home today! Financing options available if needed, call listing agent for more info or to schedule a showing.

12. 2023-03-06
    listed $69,500 Active 1106-char remark

    Show marketing remark (1106 chars)

    This home is bursting with character! Great 55 and over community and smaller dogs are even allowed. Once approaching the home, first you will find a great tree creating a sense of privacy. Come around and up the stairs to the covered porch, the perfect location to relax or socialize. Once inside you find gorgeous newer flooring in the living area that opens to the kitchen/ dining area. Kitchen has cabinets galore with a substantial amount of counter space. Great layout with all appliances included and convenient eat-in kitchen. The roomy primary bedroom has 2 closets and a window seat (with storage) between them. Five piece on suite bath with huge tub/ shower combo. Two additional bedrooms and a full bath at the other end of the home. Updates include fresh paint, plumbing fixtures, sinks, window coverings and flooring. Home comes with a storage shed for all the extras. Community has a park, pool and playground for the whole family to enjoy! Come see this well priced, one of a kind home today! Financing options available if needed, call listing agent for more info or to schedule a showing.

13. 2001-07-15
    historical
14. 2001-06-21
    listed $33,300

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $489 · $41/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $23,520
• − Mortgage interest: −$2,801
• − Property taxes: −$489
• − Insurance: −$250
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$1,455
• Taxable income: $14,763
• Est. tax owed @ 24.0%: −$3,543
• After-tax cash flow: $11,153/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): 50,110
• Household income: $86,671
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1447.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -515.25%
• Current HPI: 242.9397
• Rent YoY: ▲ 3.11%
• 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

+50.1% since first listed

14 events — show timeline

• 2026-04-27 Pending — IRES
• 2026-03-23 Price Changed $49,999 IRES
• 2026-02-20 Price Changed $54,999 IRES
• 2026-01-23 Listed $59,999 IRES
• 2026-01-07 Listing Removed — IRES
• 2025-12-12 Price Changed $64,500 IRES
• 2025-10-15 Listed $69,500 IRES
• 2023-06-29 Sold (MLS) $69,500 IRES
• 2023-06-04 Relisted — IRES
• 2023-06-03 Listing Removed — IRES
• 2023-05-10 Contingent — IRES
• 2023-03-06 Listed $69,500 IRES
• 2001-07-15 Listing Removed — IRES
• 2001-06-21 Listed $33,300 IRES

Property tax history

+12.6%/yr

Latest (2025): $489 · +488.2% YoY. Source: county tax records.