221 W 57th St Unit A27 · Loveland, CO 80538

$64,500

2 bd · 1.0 ba · 924 sqft · Manufactured · 332 Days on market

Built 1983 Est $79k · 18% 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
• 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 MLS

Price Improvement! Totally updated home! Motivated Seller! Don't miss this! New Furnace, New Air Conditioning, New Siding & paint outside, New paint inside, New laminate flooring throughout. New fixtures, new front door, new plumbing, Roof recoated. Wonderful kitchen open to the large living room. Great for a single person or a couple! 55+ community. Home in a quiet Cul-de-sac. Lovely screened in porch, beautiful front yard, easy car flooring. Appliances come with home. Small dog ok with park approval. Lot rent only $890.00. Don't miss this!! Buyer or buyer's agent to verify lot rent & square footage.

Key facts

• New air conditioning
• New furnace
• New siding

Tags

• COMPLETELY UPDATED
• NEW FURNACE
• NEW AIR CONDITIONING
• NEW SIDING
• NEW PAINT OUTSIDE
• NEW PAINT INSIDE

Property features AI

Finance

• Other: Built by Camelot; Located on a cul-de-sac with wooded and native grass surroundings; Minimal flood risk (C rating); Asphalt paved road frontage on a city street; Fire hydrant within 500 feet

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water with meter; Public sewer; Natural gas available (Xcel); Electricity available; Cable and satellite available; High-speed internet available; Trash service (to be determined)
• Home design: Manufactured in park; Mobile home; Level lot and level drive; Accessible / near bus
• Construction: Composition and other exterior materials; Under carriage: HUD; Metal roof; Post and pier foundation
• Exterior features: Patio; Deck; Enclosed porch; Land lease; Storage building

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Pantry; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.3% 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; 10 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 $446 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $56,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 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: 2.67% ✓
• Cap rate: 23.31%
• Cash-on-cash: 60.76%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $78,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W 57th St Unit 20B	0.01mi	2/1.0	868 (-6%)	3mo	$35,000	$40	87
221 W 57th St Unit 24A	0.01mi	3/2.0 (+1)	910 (-2%)	2mo	$54,000	$59	87
605 W 57th St #9	0.07mi	3/2.0 (+1)	924 (0%)	9mo	$62,000	$67	80
221 W 57th St Unit A3	0.25mi	3/1.5 (+1)	938 (+2%)	2mo	$34,900	$37	77
605 W 57th St #64	0.07mi	2/2.0	1,024 (+11%)	1mo	$89,000	$87	74
605 W 57th St #42	0.07mi	2/2.0	1,056 (+14%)	2mo	$89,900	$85	67
605 W 57th St	0.07mi	2/2.0	1,056 (+14%)	2mo	$89,900	$85	67
420 E 57th St #283	0.70mi	3/2.0 (+1)	924 (0%)	1mo	$70,000	$76	58
420 E 57th St #203	0.70mi	3/1.0 (+1)	938 (+2%)	5mo	$32,000	$34	56
420 E 57th Street #223	0.70mi	3/2.0 (+1)	1,056 (+14%)	3mo	$99,000	$94	32
420 E 57th St	0.70mi	3/2.0 (+1)	1,024 (+11%)	10mo	$113,000	$110	32
420 E 57th St #131	0.70mi	3/2.0 (+1)	1,024 (+11%)	10mo	$113,000	$110	32

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: 59.7%
• Equity multiple: 3.66×
• Total profit: $48,010
• Equity at exit: $9,617

10-year hold

• IRR: 64.5%
• Equity multiple: 7.52×
• Total profit: $117,696
• Equity at exit: $5,577

Cash invested: $18,060 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $968/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $915

Break-even live

Break-even rent $564

Max offer price $64,500

Occupancy floor 42%

Sensitivity live

Price	-10% $959	-5% $937	+0% $915	+5% $892	+10% $870
Rent	-10% $778	-5% $846	+0% $915	+5% $983	+10% $1,051
Rate	-1.0pp $947	-0.5pp $931	base $915	+0.5pp $898	+1.0pp $881

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6444 Eden Garden Dr Loveland, CO	1.0–3.0	1.0–2.0	1033	$1,850	$1.79	24d	1	0.39mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	15d	1	0.71mi
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	15d	1	0.71mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	15d	1	0.72mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	24d	1	0.77mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	24d	1	0.79mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	24d	1	0.79mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,662	$1.92	24d	1	0.83mi
171 E 42nd St Loveland, CO	1.0	1.5	889	$1,900	$2.14	24d	1	1.25mi
1650 Oak Creek Dr Loveland, CO	2.0	1.5	1072	$1,985	$1.85	15d	1	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $64,500 Active 332 DOM
2. 2026-06-18
   days on market $64,500 Active 329 DOM
3. 2026-06-17
   days on market $64,500 Active 328 DOM
4. 2026-06-16
   days on market $64,500 Active 327 DOM
5. 2026-06-15
   days on market $64,500 Active 326 DOM
6. 2026-06-14
   days on market $64,500 Active 324 DOM
7. 2026-06-13
   days on market $64,500 Active 323 DOM
8. 2026-06-10
   days on market $64,500 Active 321 DOM
9. 2026-06-09
   days on market $64,500 Active 320 DOM
10. 2026-06-08
    days on market $64,500 Active 319 DOM
11. 2026-06-07
    days on market $64,500 Active 318 DOM
12. 2026-06-03
    days on market $64,500 Active 314 DOM
13. 2026-06-02
    days on market $64,500 Active 313 DOM
14. 2026-06-01
    days on market $64,500 Active 312 DOM
15. 2026-05-31
    days on market $64,500 Active 311 DOM
16. 2026-05-30
    days on market $64,500 Active 310 DOM
17. 2026-05-15
    price $64,500
18. 2025-07-24
    listed $69,500 Active
19. 2025-03-31
    historical
20. 2025-01-29
    listed $72,500 Active
21. 2024-04-29
    soldstatus $55,000 Sold 616-char remark

    Show marketing remark (616 chars)

    Price Improvement! Totally updated home! Motivated Seller! Don't miss this! New Furnace, New Air Conditioning, New Siding & paint outside, New paint inside, New laminate flooring throughout. New fixtures, new front door, new plumbing, Roof recoated. Wonderful kitchen open to the large living room. Great for a single person or a couple! 55+ community. Home in a quiet Cul-de-sac. Lovely screened in porch, beautiful front yard, easy car flooring. Appliances come with home. Small dog ok with park approval. Lot rent only $890.00. Don't miss this!! Buyer or buyer's agent to verify lot rent & square footage.

22. 2024-04-16
    historical Active - Backup 616-char remark

    Show marketing remark (616 chars)

    Price Improvement! Totally updated home! Motivated Seller! Don't miss this! New Furnace, New Air Conditioning, New Siding & paint outside, New paint inside, New laminate flooring throughout. New fixtures, new front door, new plumbing, Roof recoated. Wonderful kitchen open to the large living room. Great for a single person or a couple! 55+ community. Home in a quiet Cul-de-sac. Lovely screened in porch, beautiful front yard, easy car flooring. Appliances come with home. Small dog ok with park approval. Lot rent only $890.00. Don't miss this!! Buyer or buyer's agent to verify lot rent & square footage.

23. 2024-02-28
    price $57,000 616-char remark

    Show marketing remark (616 chars)

    Price Improvement! Totally updated home! Motivated Seller! Don't miss this! New Furnace, New Air Conditioning, New Siding & paint outside, New paint inside, New laminate flooring throughout. New fixtures, new front door, new plumbing, Roof recoated. Wonderful kitchen open to the large living room. Great for a single person or a couple! 55+ community. Home in a quiet Cul-de-sac. Lovely screened in porch, beautiful front yard, easy car flooring. Appliances come with home. Small dog ok with park approval. Lot rent only $890.00. Don't miss this!! Buyer or buyer's agent to verify lot rent & square footage.

24. 2023-11-03
    status Active

    Show marketing remark (616 chars)

    Price Improvement! Totally updated home! Motivated Seller! Don't miss this! New Furnace, New Air Conditioning, New Siding & paint outside, New paint inside, New laminate flooring throughout. New fixtures, new front door, new plumbing, Roof recoated. Wonderful kitchen open to the large living room. Great for a single person or a couple! 55+ community. Home in a quiet Cul-de-sac. Lovely screened in porch, beautiful front yard, easy car flooring. Appliances come with home. Small dog ok with park approval. Lot rent only $890.00. Don't miss this!! Buyer or buyer's agent to verify lot rent & square footage.

25. 2023-11-03
    price $62,000

    Show marketing remark (616 chars)

    Price Improvement! Totally updated home! Motivated Seller! Don't miss this! New Furnace, New Air Conditioning, New Siding & paint outside, New paint inside, New laminate flooring throughout. New fixtures, new front door, new plumbing, Roof recoated. Wonderful kitchen open to the large living room. Great for a single person or a couple! 55+ community. Home in a quiet Cul-de-sac. Lovely screened in porch, beautiful front yard, easy car flooring. Appliances come with home. Small dog ok with park approval. Lot rent only $890.00. Don't miss this!! Buyer or buyer's agent to verify lot rent & square footage.

26. 2023-11-03
    listed $62,000 Active 616-char remark

    Show marketing remark (616 chars)

    Price Improvement! Totally updated home! Motivated Seller! Don't miss this! New Furnace, New Air Conditioning, New Siding & paint outside, New paint inside, New laminate flooring throughout. New fixtures, new front door, new plumbing, Roof recoated. Wonderful kitchen open to the large living room. Great for a single person or a couple! 55+ community. Home in a quiet Cul-de-sac. Lovely screened in porch, beautiful front yard, easy car flooring. Appliances come with home. Small dog ok with park approval. Lot rent only $890.00. Don't miss this!! Buyer or buyer's agent to verify lot rent & square footage.

27. 2023-10-10
    historical
28. 2023-10-10
    historical
29. 2023-09-18
    price $65,000
30. 2023-07-30
    listed $72,500 Active
31. 1998-11-19
    soldstatus $19,000
32. 1998-11-03
    listed $21,500

ⓘ 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 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,662
• − Mortgage interest: −$3,613
• − Property taxes: −$968
• − Insurance: −$322
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$1,876
• Taxable income: $10,577
• Est. tax owed @ 24.0%: −$2,538
• After-tax cash flow: $8,436/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

+200.0% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $64,500 IRES
• 2025-07-24 Listed $69,500 IRES
• 2025-03-31 Listing Removed — IRES
• 2025-01-29 Listed $72,500 IRES
• 2024-04-29 Sold (MLS) $55,000 IRES
• 2024-04-16 Contingent — IRES
• 2024-02-28 Price Changed $57,000 IRES
• 2023-11-03 Relisted — IRES
• 2023-11-03 Price Changed $62,000 IRES
• 2023-11-03 Listed $62,000 IRES
• 2023-10-10 Listing Removed — IRES
• 2023-10-10 Listing Removed — IRES
• 2023-09-18 Price Changed $65,000 IRES
• 2023-07-30 Listed $72,500 IRES
• 1998-11-19 Sold (MLS) $19,000 IRES
• 1998-11-03 Listed $21,500 IRES