517 E Trilby Rd #26 · Fort Collins, CO 80525

$69,000

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 35 Days on market

Built 1981 Est $59k · 17% over ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated mobile home featuring 3 bedrooms and 2 bathrooms. This home has been extensively remodeled with major upgrades including new TPO roof (only 1 year old), new siding, skirting, drywall, texture, and fresh interior & exterior paint. The home also features updated bathrooms, electrical, plumbing, and flooring throughout, plus all new PEX plumbing for added reliability and efficiency. Enjoy a modern touch with a new electric fireplace, perfect for comfort and style. Move-in ready with big-ticket upgrades already done.

Key facts

• New drywall
• New tpo roof
• New siding

Tags

• EXTENSIVELY REMODELED
• NEW TPO ROOF
• NEW SIDING
• NEW SKIRTING
• NEW DRYWALL
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.1% vs local median 2.6% in Fort Collins — 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 80/100 on livability (#11 in CO, #1,750 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: 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.
• Market conditions: Rents rising (+2.7%/yr); 210 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $477 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 + 2.7% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.51% ✓
• Cap rate: 23.07%
• Cash-on-cash: 59.91%
• DSCR: 3.67
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $59,094
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 E Trilby Rd #26	0.00mi	3/2.0 (+1)	980 (+4%)	1mo	$69,000	$70	83
517 E Trilby Rd #61	0.00mi	2/2.0	960 (+2%)	12mo	$40,000	$42	82
517 E Trilby Rd #100	0.00mi	3/2.0 (+1)	1,056 (+13%)	22mo	$66,239	$63	52

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 · 2.66% rent growth · sell at horizon

5-year hold

• IRR: 58.2%
• Equity multiple: 3.57×
• Total profit: $49,644
• Equity at exit: $10,288

10-year hold

• IRR: 62.9%
• Equity multiple: 7.20×
• Total profit: $119,855
• Equity at exit: $5,966

Cash invested: $19,320 (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 80525

• Rents YoY: 2.7%
• Active inventory: 210
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$15 /mo · $181/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $965

Break-even live

Break-even rent $514

Max offer price $69,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,004	-5% $984	+0% $965	+5% $945	+10% $926
Rent	-10% $828	-5% $896	+0% $965	+5% $1,033	+10% $1,102
Rate	-1.0pp $999	-0.5pp $982	base $965	+0.5pp $947	+1.0pp $929

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7363 Avondale Rd Fort Collins, CO	1.0–3.0	1.0–2.0	942	$1,688	$1.79	15d	1	0.99mi
5620 Fossil Creek Pkwy Fort Collins, CO	1.0–3.0	1.0–2.0	1096	$1,862	$1.70	15d	1	1.08mi
5620 Fossil Creek Pkwy Fort Collins, CO	1.0–2.0	1.0–2.0	932	$1,625	$1.74	22d	1	1.08mi

Listing history 3 events

1. 2026-04-24
   status Pending
2. 2026-04-14
   price $69,000
3. 2026-03-20
   listed $75,000 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: $181 · $15/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$199/yr (+$17/mo · 109.7%)

ⓘ 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: $20,814
• − Mortgage interest: −$3,865
• − Property taxes: −$181
• − Insurance: −$345
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$2,007
• Taxable income: $11,085
• Est. tax owed @ 24.0%: −$2,660
• After-tax cash flow: $8,914/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 — Fort Collins

• Score: 80/100
• State rank: #11
• US rank: #1750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Collins, CO
• County: Larimer County · 338,255 people
• City population: 202,303
• Metro: Fort Collins, CO
• Population (ZIP): 54,211
• Household income: $91,636
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 2376.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 4% Portuguese 3% Italian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -475.41%
• Current HPI: 274.9897
• Rent YoY: ▲ 2.66%
• 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

-8.0% since first listed

3 events — show timeline

• 2026-04-24 Pending — IRES
• 2026-04-14 Price Changed $69,000 IRES
• 2026-03-20 Listed $75,000 IRES

Property tax history

+11.2%/yr

Latest (2025): $181 · +165.3% YoY. Source: county tax records.