420 E 57th St #264 · Loveland, CO 80538

$55,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 274 Days on market

Built 1971 Est $57k · at est. ↓ 35% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 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

Cozy, low-maintenance living with room to make it your own! This move-in-ready 2-bedroom, 1-bath home offers the perfect blend of comfort, privacy, and functionality-ideal for anyone looking for a peaceful space to call their own. Enjoy a large fenced yard, perfect for pets, gardening, or creating your own private outdoor retreat. Whether you envision a relaxing patio setup, raised garden beds, or a cozy fire pit area, this space is ready for your personal touch. The concrete patio is perfect for morning coffee, outdoor dining, or unwinding at the end of the day, while the storage shed provides extra space for tools, hobbies, or seasonal items. Inside, you'll find new flooring throughout, a

Key facts

• Fenced yard
• New flooring
• Concrete patio

Tags

• FENCED YARD
• CONCRETE PATIO
• STORAGE SHED
• NEW FLOORING
• UPDATED BATHROOM
• MODERN KITCHEN

Property features AI

Finance

• HOA & community: Land lease community

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water (meter installed); Public sewer; Natural gas available (Atmos); Electricity available; Trash service (Ram)
• Home design: Manufactured in-park (mobile home)
• Construction: Under carriage: HUD construction; Composition roof; Post and pier foundation
• Exterior features: Patio; Land lease; Storage structure; Chain link fencing; Cul-de-sac location; Level lot; Paved surfaces; Privately maintained road to county standards

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Low carpet
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating; Wall/window air conditioning unit(s); Ceiling fan(s)
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floorplan; Kitchen island; Fire alarm

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $989 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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.
• Market conditions: Rents rising (+3.1%/yr); 436 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (28%) 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 3.15% ✓
• Cap rate: 27.88%
• Cash-on-cash: 77.10%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $57,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Caragana Cv #9	0.14mi	2/2.0	840 (0%)	18mo	$89,900	$107	74
420 E 57th St #283	0.00mi	3/2.0 (+1)	924 (+10%)	1mo	$70,000	$76	74
420 E 57th St #203	0.00mi	3/1.0 (+1)	938 (+12%)	5mo	$32,000	$34	71
221 W 57th St Unit 20B	0.69mi	2/1.0	868 (+3%)	3mo	$35,000	$40	60
5774 Sunnybrook Ct #23	0.25mi	2/2.0	924 (+10%)	14mo	$73,900	$80	56
5774 Sunnybrook Ct	0.25mi	2/2.0	924 (+10%)	14mo	$73,900	$80	56
221 W 57th St Unit A3	0.45mi	3/1.5 (+1)	938 (+12%)	2mo	$34,900	$37	51
221 W 57th St Unit B61	0.70mi	2/1.0	854 (+2%)	18mo	$64,000	$75	49
221 W 57th St Unit 24A	0.69mi	3/2.0 (+1)	910 (+8%)	2mo	$54,000	$59	44
221 W 57th St Unit B31	0.70mi	2/2.0	938 (+12%)	14mo	$50,000	$53	32
221 W 57th St Unit 46B	0.69mi	3/2.0 (+1)	924 (+10%)	15mo	$33,000	$36	30
221 W 57th St Unit 34B	0.69mi	3/2.0 (+1)	924 (+10%)	16mo	$62,500	$68	28

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: 77.2%
• Equity multiple: 4.53×
• Total profit: $54,325
• Equity at exit: $8,201

10-year hold

• IRR: 80.9%
• Equity multiple: 9.40×
• Total profit: $129,348
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $989

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,027	-5% $1,008	+0% $989	+5% $970	+10% $951
Rent	-10% $852	-5% $921	+0% $989	+5% $1,058	+10% $1,126
Rate	-1.0pp $1,017	-0.5pp $1,003	base $989	+0.5pp $975	+1.0pp $961

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	15d	1	0.55mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	15d	1	0.55mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	15d	1	0.60mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	24d	1	0.64mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	24d	1	0.67mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	24d	1	0.68mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,662	$1.92	24d	1	0.70mi
6444 Eden Garden Dr Loveland, CO	1.0–3.0	1.0–2.0	1033	$1,850	$1.79	24d	1	0.82mi
171 E 42nd St Loveland, CO	1.0	1.5	889	$1,900	$2.14	24d	1	1.03mi

Listing history 24 events

1. 2026-06-21
   statusdays on market $55,000 Active Under Contract 274 DOM
2. 2026-06-18
   days on market $55,000 Active 271 DOM
3. 2026-06-17
   days on market $55,000 Active 270 DOM
4. 2026-06-16
   days on market $55,000 Active 269 DOM
5. 2026-06-15
   days on market $55,000 Active 268 DOM
6. 2026-06-14
   days on market $55,000 Active 266 DOM
7. 2026-06-13
   days on market $55,000 Active 265 DOM
8. 2026-06-10
   days on market $55,000 Active 263 DOM
9. 2026-06-09
   days on market $55,000 Active 262 DOM
10. 2026-06-08
    days on market $55,000 Active 261 DOM
11. 2026-06-07
    days on market $55,000 Active 260 DOM
12. 2026-06-03
    days on market $55,000 Active 256 DOM
13. 2026-06-02
    days on market $55,000 Active 255 DOM
14. 2026-06-01
    days on market $55,000 Active 254 DOM
15. 2026-05-31
    days on market $55,000 Active 253 DOM
16. 2026-05-30
    days on market $55,000 Active 252 DOM
17. 2025-12-05
    price $55,000
18. 2025-10-16
    price $60,000
19. 2025-09-20
    listed $76,000 Active
20. 2025-09-10
    historical
21. 2025-04-01
    price $77,000
22. 2025-03-22
    listed $80,000 Active
23. 2025-03-21
    historical
24. 2025-02-06
    listed $85,000 Active

ⓘ 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: $20,803
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$1,600
• Taxable income: $11,694
• Est. tax owed @ 24.0%: −$2,807
• After-tax cash flow: $9,067/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

-35.3% since first listed

8 events — show timeline

• 2025-12-05 Price Changed $55,000 IRES
• 2025-10-16 Price Changed $60,000 IRES
• 2025-09-20 Listed $76,000 IRES
• 2025-09-10 Listing Removed — IRES
• 2025-04-01 Price Changed $77,000 IRES
• 2025-03-22 Listed $80,000 IRES
• 2025-03-21 Listing Removed — IRES
• 2025-02-06 Listed $85,000 IRES

Property tax history

+3.4%/yr

Latest (2021): $24 · +0.0% YoY. Source: county tax records.