10639 Ashwood St · Firestone, CO 80504

$95,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 134 Days on market

Built 2012 871 sqft lot Est $121k · 22% 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
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Mountain Views!!!! Backs to open space and close to walking trail. This home has been well maintained. Open floor plan, kitchen has a breakfast nook and dining area. Master bedroom has a full bathroom. ***Sellers need more space and there home is a bit packed, however they have taken really good care of the home.***

Key facts

• Outdoor pool
• Fenced area
• Clubhouse

Tags

• FENCED AREA
• BREAKFAST BAR
• SEPARATE DINING AREA
• SEPARATE LAUNDRY ROOM
• OUTDOOR POOL
• CLUBHOUSE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water (meter installed); Public sewer; Natural gas available; Electricity available
• Home design: Manufactured in park (mobile home)
• Construction: Composition exterior; Fiberglass roof
• Exterior features: Land lease; Partial fencing; Storage structure; Paved lot; Gutters; Fire hydrant within 500 feet

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Cathedral ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.1% vs local median 2.9% in Firestone — 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 (#44 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• St. Vrain Valley School District No. Re1J (suburban): math 32% / reading 51% proficiency, ranked #23 of 86 in CO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frederick Senior High School (math 21% / reading 53%, grade F, #196 of 381 statewide, top 53%, 1,412 students, 34% FRL).
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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. 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: 2.65% ✓
• Cap rate: 23.08%
• Cash-on-cash: 59.96%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $121,440
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4904 Eagle Crest Blvd	0.32mi	3/2.0	1,056 (0%)	22mo	$85,000	$80	67
10597 Bald Eagle Cir #244	0.23mi	3/2.0	1,174 (+11%)	5mo	$135,300	$115	67

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: 55.3%
• Equity multiple: 3.33×
• Total profit: $61,932
• Equity at exit: $14,165

10-year hold

• IRR: 59.2%
• Equity multiple: 6.06×
• Total profit: $134,622
• Equity at exit: $8,214

Cash invested: $26,600 (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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,329

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 42%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10670 Jake Jabs Blvd Firestone, CO	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	13d	26	0.13mi
10910 Turner Blvd #70 Longmont, CO	3.0	2.0	1152	$1,999	$1.74	21d	1	0.77mi
10692 Durango Pl Longmont, CO	3.0	2.0	1500	$2,395	$1.60	21d	1	0.93mi
10426 Durango Pl Longmont, CO	3.0	2.0	1500	$2,350	$1.57	21d	1	0.96mi
10767 Cimarron St Firestone, CO	1.0–2.0	1.0–2.0	760	$1,725	$2.27	13d	6	1.25mi

Listing history 10 events

1. 2026-06-18
   days on market $95,000 Active 134 DOM
2. 2026-06-17
   days on market $95,000 Active 133 DOM
3. 2026-06-16
   days on market $95,000 Active 132 DOM
4. 2026-06-15
   days on market $95,000 Active 131 DOM
5. 2026-06-14
   days on market $95,000 Active 129 DOM
6. 2026-06-13
   days on market $95,000 Active 128 DOM
7. 2026-06-09
   days on market $95,000 Active 125 DOM
8. 2026-06-09
   days on market $95,000 Active 124 DOM
9. 2026-06-07
   remarks 407-char remark
10. 2026-06-07
    listed $95,000 Active 123 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,162
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$2,764
• Taxable income: $15,351
• Est. tax owed @ 24.0%: −$3,684
• After-tax cash flow: $12,266/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: St. Vrain Valley School District No. Re1J
• NCES district ID: 0805370
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $71,571
• Composite: 37.73/100
• National rank: #4353
• State rank: #23 of 86 in CO

Livability — Firestone

• Score: 73/100
• State rank: #44
• US rank: #5060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Firestone, CO
• County: Weld County · 332,652 people
• City population: 1,684
• Metro: Greeley, CO
• Population (ZIP): 63,451
• Household income: $113,643
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1028.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% 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: ▼ -534.45%
• Current HPI: 245.1351
• Rent YoY: ▼ -2.34%
• 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

+26.7% since first listed

11 events — show timeline

• 2026-06-05 Relisted — IRES
• 2026-06-04 Price Changed $95,000 IRES
• 2026-05-22 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-05-22 Listing Removed — IRES
• 2026-04-25 Price Changed $95,000 REColorado as Distributed by MLS Grid
• 2026-01-22 Listed $99,000 REColorado as Distributed by MLS Grid
• 2026-01-22 Listed $99,000 IRES
• 2020-09-24 Sold (MLS) $65,000 REColorado as Distributed by MLS Grid
• 2020-08-18 Pending — REColorado as Distributed by MLS Grid
• 2020-08-04 Price Changed $69,999 REColorado as Distributed by MLS Grid
• 2020-07-09 Listed $75,000 REColorado as Distributed by MLS Grid