300 Skylark Cir · Lafayette, CO 80026

$94,500

3 bd · 2.0 ba · 1,128 sqft · Manufactured public records · 139 Days on market

Built 1999 Est $78k · 21% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMPECCABLY maintained landscaping and gardens PARADISE!! This home is placed back with a FULL fenced yard!! So MUCH foliage, trees and perennials that keep you guessing what will pop up next! Walk up the stepping stones inside your well appointed home. This home STANDS OUT! It is SUPER CLEAN! Fresh DURABLE laminate floors were just replaced throughout the entire home. The kitchen is open and bright with great designer paint colors. All appliances are included! The primary suite is a very nice suite with a good sized private bath which is retreat like. Secondary bedrooms are good sized too! This home is open and bright with vaulted ceilings and has been well taken care of. Roof has been replaced with this owner, water heater has been replaced, home has been re-leveled and there is also a new shed. HOME RUN!! Call today to see this home!! ***Seller may offer some items in the sale of the home, some furniture items and the lawn mower.

Key facts

• Covered front steps
• Bright dining area
• Attractive cabinetry

Tags

• COVERED FRONT STEPS
• TALL VAULTED CEILINGS
• GORGEOUS LAMINATE FLOORING
• BRIGHT DINING AREA
• ATTRACTIVE CABINETRY
• STYLISH TILE BACKSPLASH

Property features AI

Finance

• Other: Individual ownership
• Financial info: Land lease (yes) with monthly fee of $1,200 (lease expires January 29, 2027)
• HOA & community: Skylark community association, professionally managed; Monthly association fee; Park name: Skylark; Pets allowed (cats and dogs OK) with breed restrictions and number limits

Exterior

• Parking: 2 parking spaces; Asphalt parking surface
• Utilities: Public water; Public sewer; Electricity connected (110V); Natural gas connected; Cable and wired internet available; Phone service available
• Home design: Manufactured home in park; Faces west; Single-story (all rooms listed on main level)
• Construction: Vinyl siding; Vinyl skirting; Manufactured home dimensions: approximately 47' x 24'
• Exterior features: Covered front porch; Full fencing; Composition roof

Interior

• Kitchen: Gorgeous cabinetry and backsplash; Included appliances: Oven, Range, Range hood, Refrigerator
• Bedrooms: 3 bedrooms, all on the main level; Primary suite with ceiling fan and en-suite bathroom; Light and bright secondary bedroom with laminate flooring; Additional spacious bedroom
• Flooring: Laminate flooring throughout (noted in bedrooms and living areas)
• Bathrooms: 2 full bathrooms, both on the main level; Primary en-suite bathroom; Bathroom(s) with single-sink vanity and shower-tub combos
• Heating & cooling: Forced air heating
• Interior features: Ceiling fans; Laminate countertops; Open floorplan; Smoke-free; Vaulted ceilings; Walk-in closets; Skylights; Window coverings
• Laundry & utility: Main-level laundry with overhead shelving; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.8% vs local median 2.6% in Lafayette — 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 85/100 on livability (#1 in CO, #566 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Alicia Sanchez International School (math 5% / reading 22%, grade F, #824 of 966 statewide, top 88%, 343 students, 74% FRL); Angevine Middle School (math 29% / reading 47%, grade F, #90 of 270 statewide, top 34%, 661 students, 44% FRL); Centaurus High School (math 54% / reading 74%, grade B-, #38 of 381 statewide, top 10%, 1,525 students, 32% FRL) — zoned schools average 50% FRL vs 16% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 58% district-wide (-20 pts) — the specific schools serving this property underperform the Boulder Valley School District No. Re2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 200 active listings in the ZIP; 13 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; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $653 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $83,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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: 2.62% ✓
• Cap rate: 23.78%
• Cash-on-cash: 62.46%
• DSCR: 3.78
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $77,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Bunting Dr	0.07mi	3/2.0	1,056 (-6%)	7mo	$55,000	$52	80
713 Flamingo Dr	0.19mi	2/1.0 (-1)	1,152 (+2%)	5mo	$60,000	$52	74
709 Cardinal Dr	0.11mi	3/2.0	960 (-15%)	1mo	$104,000	$108	69
726 E Cleveland St	0.56mi	3/2.0	1,088 (-4%)	1mo	$182,000	$167	68
724 Quail Dr	0.34mi	2/2.0 (-1)	1,120 (-1%)	13mo	$75,322	$67	68
702 Dove Dr	0.18mi	3/2.0	1,248 (+11%)	13mo	$114,000	$91	63
719 Merlin Dr #719	0.35mi	2/2.0 (-1)	1,216 (+8%)	6mo	$50,000	$41	61
11700 E South Boulder Rd #332	0.70mi	3/2.0	1,216 (+8%)	1mo	$83,800	$69	53
11700 E South Boulder Rd	0.70mi	3/2.0	1,216 (+8%)	1mo	$83,800	$69	53
807 Flamingo Cv	0.22mi	2/1.0 (-1)	980 (-13%)	11mo	$48,000	$49	49
710 E Cleveland St	0.50mi	3/2.0	1,280 (+14%)	6mo	$192,000	$150	49
11990 E South Boulder Rd #143	0.67mi	3/2.0	980 (-13%)	3mo	$45,000	$46	45

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 · 1.56% rent growth · sell at horizon

5-year hold

• IRR: 59.8%
• Equity multiple: 3.60×
• Total profit: $68,860
• Equity at exit: $14,090

10-year hold

• IRR: 64.0%
• Equity multiple: 7.00×
• Total profit: $158,788
• Equity at exit: $8,171

Cash invested: $26,460 (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 80026

• Rents YoY: 1.6%
• Active inventory: 200
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$496
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $1,377

Break-even live

Break-even rent $730

Max offer price $94,500

Occupancy floor 39%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 E Emma St Lafayette, CO	3.0	2.0	1400	$2,625	$1.88	14d	1	0.08mi
718 Dove Dr Lafayette, CO	2.0	2.0	975	$2,204	$2.26	21d	1	0.17mi
440 Strathmore Ln Lafayette, CO	1.0–2.0	1.0–2.0	906	$2,405	$2.65	14d	15	0.29mi
404 S Foote Ave Unit A Lafayette, CO	2.0	1.0	950	$1,325	$1.39	21d	1	0.35mi
235 S Boulder Rd Lafayette, CO	3.0	1.0–3.5	1320	$3,428	$2.60	14d	1	0.38mi
601 Merlin Dr Lafayette, CO	2.0–3.0	1.0–2.0	973	$2,355	$2.42	14d	9	0.40mi
772 W Cleveland Cir Lafayette, CO	2.0	2.0	1290	$2,100	$1.63	21d	1	0.67mi
1425 Bacchus Dr Unit C13 Lafayette, CO	2.0	1.0	900	$1,750	$1.94	14d	1	1.10mi
1110 # E Unit Centaur Cir unit Lafayette, CO	3.0	2.0	1375	$2,400	$1.75	21d	1	1.21mi
1221 Warrior Way Unit 1 Lafayette, CO	3.0	2.5	1260	$2,795	$2.22	21d	1	1.22mi
695 S Lafayette Dr Lafayette, CO	1.0–2.0	1.0–2.0	900	$2,473	$2.75	14d	27	1.33mi
2500 S Public Rd Lafayette, CO	2.0	1.0	775	$1,939	$2.50	14d	3	1.39mi
1247 Ceres Dr Lafayette, CO	4.0	1.5	1132	$3,000	$2.65	14d	1	1.43mi

Listing history 28 events

1. 2026-06-18
   days on market $94,500 Active 139 DOM
2. 2026-06-17
   days on market $94,500 Active 138 DOM
3. 2026-06-16
   days on market $94,500 Active 137 DOM
4. 2026-06-15
   days on market $94,500 Active 136 DOM
5. 2026-06-14
   days on market $94,500 Active 134 DOM
6. 2026-06-13
   days on market $94,500 Active 133 DOM
7. 2026-06-10
   days on market $94,500 Active 131 DOM
8. 2026-06-09
   days on market $94,500 Active 130 DOM
9. 2026-06-09
   pricedays on market $94,500 Active 129 DOM
10. 2026-06-07
    days on market $99,900 Active 128 DOM
11. 2026-06-05
    days on market $99,900 Active 125 DOM
12. 2026-06-03
    days on market $99,900 Active 124 DOM
13. 2026-06-02
    days on market $99,900 Active 123 DOM
14. 2026-06-01
    days on market $99,900 Active 122 DOM
15. 2026-05-31
    days on market $99,900 Active 121 DOM
16. 2026-05-30
    days on market $99,900 Active 120 DOM
17. 2026-05-09
    price $99,900
18. 2026-03-09
    price $103,500
19. 2026-02-10
    status Active
20. 2026-02-09
    status Pending Accepting Backup Offers
21. 2026-01-29
    listed $110,900 Active
22. 2022-07-30
    soldstatus $105,000 Closed 949-char remark

    Show marketing remark (949 chars)

    IMPECCABLY maintained landscaping and gardens PARADISE!! This home is placed back with a FULL fenced yard!! So MUCH foliage, trees and perennials that keep you guessing what will pop up next! Walk up the stepping stones inside your well appointed home. This home STANDS OUT! It is SUPER CLEAN! Fresh DURABLE laminate floors were just replaced throughout the entire home. The kitchen is open and bright with great designer paint colors. All appliances are included! The primary suite is a very nice suite with a good sized private bath which is retreat like. Secondary bedrooms are good sized too! This home is open and bright with vaulted ceilings and has been well taken care of. Roof has been replaced with this owner, water heater has been replaced, home has been re-leveled and there is also a new shed. HOME RUN!! Call today to see this home!! ***Seller may offer some items in the sale of the home, some furniture items and the lawn mower.

23. 2022-06-15
    status Pending Accepting Backup Offers 949-char remark

    Show marketing remark (949 chars)

    IMPECCABLY maintained landscaping and gardens PARADISE!! This home is placed back with a FULL fenced yard!! So MUCH foliage, trees and perennials that keep you guessing what will pop up next! Walk up the stepping stones inside your well appointed home. This home STANDS OUT! It is SUPER CLEAN! Fresh DURABLE laminate floors were just replaced throughout the entire home. The kitchen is open and bright with great designer paint colors. All appliances are included! The primary suite is a very nice suite with a good sized private bath which is retreat like. Secondary bedrooms are good sized too! This home is open and bright with vaulted ceilings and has been well taken care of. Roof has been replaced with this owner, water heater has been replaced, home has been re-leveled and there is also a new shed. HOME RUN!! Call today to see this home!! ***Seller may offer some items in the sale of the home, some furniture items and the lawn mower.

24. 2022-06-02
    listed $112,000 Active 949-char remark

    Show marketing remark (949 chars)

    IMPECCABLY maintained landscaping and gardens PARADISE!! This home is placed back with a FULL fenced yard!! So MUCH foliage, trees and perennials that keep you guessing what will pop up next! Walk up the stepping stones inside your well appointed home. This home STANDS OUT! It is SUPER CLEAN! Fresh DURABLE laminate floors were just replaced throughout the entire home. The kitchen is open and bright with great designer paint colors. All appliances are included! The primary suite is a very nice suite with a good sized private bath which is retreat like. Secondary bedrooms are good sized too! This home is open and bright with vaulted ceilings and has been well taken care of. Roof has been replaced with this owner, water heater has been replaced, home has been re-leveled and there is also a new shed. HOME RUN!! Call today to see this home!! ***Seller may offer some items in the sale of the home, some furniture items and the lawn mower.

25. 2005-10-10
    historical
26. 2005-08-10
    listed $39,900
27. 1992-08-13
    soldstatus $14,500
28. 1990-09-14
    soldstatus $14,500

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $520 · $43/mo
• Expected delta: +$20/yr (+$2/mo · 4.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,678
• − Mortgage interest: −$5,293
• − Property taxes: −$500
• − Insurance: −$472
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$2,749
• Taxable income: $15,915
• Est. tax owed @ 24.0%: −$3,820
• After-tax cash flow: $12,707/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Lafayette

• Score: 85/100
• State rank: #1
• US rank: #566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, CO
• County: Boulder County · 271,666 people
• City population: 32,701
• Metro: Boulder, CO
• Population (ZIP): 32,701
• Household income: $120,187
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1019.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -489.04%
• Current HPI: 280.2819
• Rent YoY: ▲ 1.56%
• Metro: Boulder, 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

+589.0% since first listed

12 events — show timeline

• 2026-05-09 Price Changed $99,900 REColorado as Distributed by MLS Grid
• 2026-03-09 Price Changed $103,500 REColorado as Distributed by MLS Grid
• 2026-02-10 Relisted — REColorado as Distributed by MLS Grid
• 2026-02-09 Pending — REColorado as Distributed by MLS Grid
• 2026-01-29 Listed $110,900 REColorado as Distributed by MLS Grid
• 2022-07-30 Sold (MLS) $105,000 REColorado as Distributed by MLS Grid
• 2022-06-15 Pending — REColorado as Distributed by MLS Grid
• 2022-06-02 Listed $112,000 REColorado as Distributed by MLS Grid
• 2005-10-10 Listing Removed — IRES
• 2005-08-10 Listed $39,900 IRES
• 1992-08-13 Sold (Public Records) $14,500 Public Records
• 1990-09-14 Sold (Public Records) $14,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $500 · +464.3% YoY. Source: county tax records.