1325 Darrell Rd · Evans, CO 80620

$179,900

3 bd · 2.0 ba · 1,440 sqft · Condo public records · 143 Days on market

Built 1998 Est $351k · 49% under $350/mo HOA · 18% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +5.6/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

$125 per square foot for a fully remodeled 3-bedroom, 3-bath townhome-style condo in Evans. That math doesn't show up often. This 1,440 sqft unit was renovated with new flooring, fresh paint, plush carpet, and an updated kitchen - meaning a buyer can close, list it for rent, and be cash-flowing within 30 days. Zillow's rent estimate puts it at $1,876/month against a sub-$180K purchase price, which is a cap rate that most NoCo investors haven't seen in years. Three bedrooms, three bathrooms, partial finished basement, attached garage, and an HOA of $350/month covering management. Easy access to Highway 85 and the 34 Bypass. A note for buyers: This property is non-warrantable, which means con

Key facts

• Fresh flooring
• Plush carpet
• New paint

Tags

• UPDATED KITCHEN
• FRESH FLOORING
• NEW PAINT
• PLUSH CARPET
• EASY ACCESS TO HIGHWAY 85
• EASY ACCESS TO 34 BYPASS

Property features AI

Finance

• HOA & community: HOA: Darrell Road Condos HOA; Monthly HOA fee of $350; Association transfer fee applies; Association maintains reserves; HOA fee includes management; Community features: None

Exterior

• Parking: Reserved parking
• Utilities: City water (meter installed); Public sewer; Natural gas available (Atmos); Electricity available; Cable and satellite available; High-speed internet available; HOA-provided trash service
• Home design: Attached condominium; Two levels; Not new construction
• Construction: Frame construction; Composition roof; Above-grade finished area with additional below-grade finished area
• Exterior features: Paved surfaces with curbs, gutters and sidewalks; Asphalt road frontage on a city street; Minimal flood risk (C rating)

Interior

• Kitchen: Electric Range, Dishwasher, Refrigerator, Microwave, Disposal
• Bedrooms: 3 bedrooms (all conform)
• Bathrooms: 1 full bath; 1 three-quarter bath; 1 half bath
• Interior features: Partial, partially finished basement; Electric Range, Dishwasher, Refrigerator, Microwave, Disposal
• Laundry & utility: Washer and Dryer included

🏷️ Possibly a rental listed for sale. The $179,900 price doesn't fit this home's estimated sale value (~$351,360) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $22 ($261/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.8% in Evans — 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 69/100 on livability (#104 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: crime C-, amenities F, health & safety F.
• Greeleyschool District No. 6 In The County Of Weld And Sta (urban): math 15% / reading 31% proficiency, ranked #71 of 86 in CO (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Centennial Elementary School (math 15% / reading 22%, grade F, #724 of 966 statewide, top 77%, 457 students, 86% FRL); Prairie Heights Middle School (math 16% / reading 32%, grade F, #178 of 270 statewide, top 67%, 571 students, 78% FRL); Greeley West High School (math 20% / reading 39%, grade F, #244 of 381 statewide, top 66%, 1,885 students, 64% FRL) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.8%/yr); 119 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $78k; list at $180k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $351,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 29th St Unit A & B	0.28mi	4/1.0 (+1)	1,536 (+7%)	20mo	$375,000	$244	50

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-33,197
• Equity at exit: $26,824

10-year hold

• IRR: -22.4%
• Equity multiple: 0.05×
• Total profit: $-48,074
• Equity at exit: $15,554

Cash invested: $50,372 (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 80620

• Home prices YoY: -20.9%
• Rents YoY: -1.8%
• Active inventory: 119
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$943
• Tax from tax record: −$122 /mo · $1,469/yr
• Insurance: −$75
• HOA: −$350
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $22

Break-even live

Break-even rent $1,887

Max offer price $179,900

Occupancy floor 94%

Sensitivity live

Price	-10% $124	-5% $73	+0% $22	+5% $-29	+10% $-80
Rent	-10% $-130	-5% $-54	+0% $22	+5% $97	+10% $173
Rate	-1.0pp $112	-0.5pp $67	base $22	+0.5pp $-25	+1.0pp $-72

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 Darrell Rd Evans, CO	2.0	2.5	1440	$1,685	$1.17	25d	1	0.02mi
3202 11th Ave Evans, CO	2.0–3.0	2.0–3.0	1015	$2,065	$2.03	0d	12	0.33mi
2820 17th Ave #201 Greeley, CO	3.0	2.0	1118	$1,750	$1.57	25d	1	0.48mi
1905 28th St Greeley, CO	2.0	1.5	900	$1,330	$1.48	15d	2	0.66mi
3530 Pueblo St Unit A Evans, CO	3.0	2.0	1250	$1,600	$1.28	25d	1	0.89mi
2405 11th Ave Greeley, CO	3.0	1.0	900	$1,750	$1.94	25d	1	0.90mi
1725 Rowan Ln Evans, CO	3.0	1.5	1190	$2,099	$1.76	15d	1	0.91mi
1007 23rd Street Rd Greeley, CO	4.0	2.0	1330	$2,335	$1.76	25d	1	1.03mi
4118 Idaho St Evans, CO	3.0	2.0	1200	$2,350	$1.96	23d	1	1.10mi
820 23rd St Greeley, CO	3.0	1.0	920	$1,395	$1.52	25d	1	1.11mi
2310 W 25th Street Rd Greeley, CO	3.0	1.0	1000	$1,700	$1.70	15d	1	1.14mi
2506 32nd St Evans, CO	2.0–3.0	2.0	1155	$2,025	$1.75	25d	1	1.15mi
708 22nd St Greeley, CO	2.0	1.0–2.0	841	$1,895	$2.25	4d	22	1.22mi
2117 9th Ave Unit B Greeley, CO	4.0	2.0	1292	$2,380	$1.84	15d	1	1.25mi
2117 9th Ave Unit C Greeley, CO	4.0	2.0	1292	$2,140	$1.66	25d	1	1.25mi
2117 9th Ave Unit A Greeley, CO	4.0	2.0	1292	$2,520	$1.95	25d	1	1.25mi
2115 9th Ave Greeley, CO	4.0	2.0	1134	$2,140	$1.89	25d	1	1.26mi
2115 9th Ave Apt B Greeley, CO	4.0	2.0	1134	$2,200	$1.94	25d	1	1.26mi
2507 W 27th St Apt C Greeley, CO	2.0	1.5	1064	$1,225	$1.15	25d	1	1.33mi
2420 W Reservoir Rd Greeley, CO	3.0	1.0–2.0	878	$2,256	$2.57	15d	20	1.39mi
2846 Arbor Dr #2898 Evans, CO	2.0	1.5–2.0	1327	$1,738	$1.31	15d	3	1.40mi
1031 20th St Greeley, CO	3.0–6.0	1.0–3.0	2309	$1,635	$0.71	25d	2	1.42mi
2551 W 24th St Greeley, CO	2.0–3.0	1.0–2.0	1160	$1,700	$1.47	25d	1	1.45mi
1915 11th Ave Greeley, CO	4.0	1.0	1184	$1,995	$1.68	25d	1	1.49mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-22
   days on market $179,900 Active 143 DOM
2. 2026-06-18
   days on market $179,900 Active 140 DOM
3. 2026-06-17
   days on market $179,900 Active 139 DOM
4. 2026-06-16
   days on market $179,900 Active 138 DOM
5. 2026-06-15
   days on market $179,900 Active 137 DOM
6. 2026-06-14
   days on market $179,900 Active 135 DOM
7. 2026-06-10
   days on market $179,900 Active 132 DOM
8. 2026-06-09
   days on market $179,900 Active 131 DOM
9. 2026-06-08
   days on market $179,900 Active 130 DOM
10. 2026-06-07
    days on market $179,900 Active 129 DOM
11. 2026-06-03
    days on market $179,900 Active 125 DOM
12. 2026-06-02
    days on market $179,900 Active 124 DOM
13. 2026-06-01
    days on market $179,900 Active 123 DOM
14. 2026-05-31
    days on market $179,900 Active 122 DOM
15. 2026-05-30
    days on market $179,900 Active 121 DOM
16. 2026-04-01
    status Active
17. 2026-03-03
    historical Active Under Contract
18. 2026-01-29
    listed $179,900 Active
19. 2025-12-30
    historical
20. 2025-12-30
    historical
21. 2025-12-12
    price $194,900
22. 2025-12-12
    price $194,900
23. 2025-11-08
    price $199,000
24. 2025-11-08
    price $199,000
25. 2025-10-04
    price $210,000
26. 2025-10-04
    price $210,000
27. 2025-09-11
    price $215,000
28. 2025-09-11
    price $215,000
29. 2025-07-24
    price $220,000
30. 2025-07-24
    price $220,000
31. 2025-06-04
    status Active
32. 2025-06-04
    price $225,000
33. 2025-06-04
    status Active
34. 2025-06-04
    price $225,000
35. 2025-05-30
    historical
36. 2025-05-30
    historical
37. 2025-04-22
    price $245,000
38. 2025-04-22
    price $245,000
39. 2025-03-21
    price $255,000
40. 2025-02-27
    price $265,000
41. 2025-01-24
    listed $275,000 Active
42. 2011-01-01
    historical
43. 2010-12-14
    listed $65,000 Active
44. 1999-05-21
    soldstatus $78,000

ⓘ 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: $1,469 · $122/mo
• Projected year-2 tax: $1,469 · $122/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,975
• − Mortgage interest: −$10,077
• − Property taxes: −$1,469
• − Insurance: −$900
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$4,200
• − Depreciation: −$5,233
• Taxable loss: −$2,580
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $880/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: Greeleyschool District No. 6 In The County Of Weld And Sta
• NCES district ID: 0804410
• Math proficiency: 15% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $46,417
• Composite: 19.99/100
• National rank: #8667
• State rank: #71 of 86 in CO

Livability — Evans

• Score: 69/100
• State rank: #104
• US rank: #9005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evans, CO
• County: Weld County · 332,652 people
• City population: 20,798
• Metro: Greeley, CO
• Population (ZIP): 20,798
• Household income: $73,590
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 420.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 48% White 45% Two or more races 17% Black 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Serbian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 67% English-only · Spanish 31% 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: ▼ -87.36%
• Current HPI: 330.6379
• Rent YoY: ▼ -1.78%
• 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

+130.6% since first listed

29 events — show timeline

• 2026-04-01 Relisted — IRES
• 2026-03-03 Contingent — IRES
• 2026-01-29 Listed $179,900 IRES
• 2025-12-30 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-12-30 Listing Removed — IRES
• 2025-12-12 Price Changed $194,900 REColorado as Distributed by MLS Grid
• 2025-12-12 Price Changed $194,900 IRES
• 2025-11-08 Price Changed $199,000 REColorado as Distributed by MLS Grid
• 2025-11-08 Price Changed $199,000 IRES
• 2025-10-04 Price Changed $210,000 REColorado as Distributed by MLS Grid
• 2025-10-04 Price Changed $210,000 IRES
• 2025-09-11 Price Changed $215,000 REColorado as Distributed by MLS Grid
• 2025-09-11 Price Changed $215,000 IRES
• 2025-07-24 Price Changed $220,000 REColorado as Distributed by MLS Grid
• 2025-07-24 Price Changed $220,000 IRES
• 2025-06-04 Relisted — REColorado as Distributed by MLS Grid
• 2025-06-04 Price Changed $225,000 REColorado as Distributed by MLS Grid
• 2025-06-04 Relisted — IRES
• 2025-06-04 Price Changed $225,000 IRES
• 2025-05-30 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-05-30 Listing Removed — IRES
• 2025-04-22 Price Changed $245,000 REColorado as Distributed by MLS Grid
• 2025-04-22 Price Changed $245,000 IRES
• 2025-03-21 Price Changed $255,000 IRES
• 2025-02-27 Price Changed $265,000 IRES
• 2025-01-24 Listed $275,000 IRES
• 2011-01-01 Listing Removed — IRES
• 2010-12-14 Listed $65,000 IRES
• 1999-05-21 Sold (Public Records) $78,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,469 · +119.2% YoY. Source: county tax records.