900 Mountain View Ave #216 · Longmont, CO 80501

$69,900

2 bd · 2.0 ba · 1,338 sqft · Manufactured public records · 77 Days on market

Built 1972 Est $72k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, low-maintenance living in the desirable Mountain View MH Park community! This pet-friendly neighborhood requires just one resident to be 55+, while additional occupants may be any age. This home has just been renovated with so many updates. The layout offers privacy with bedrooms located on opposite ends of the home, along with 2 full bathrooms for added convenience. Enjoy outdoor living year-round with an enclosed porch, plus a 2-car tandem carport and an additional storage shed for all your needs. Plenty of room for a workshop and storage. Ideally situated in central Longmont, you're just minutes from shopping, dining, and everyday essentials, with convenient access to pu

Key facts

• Built 1972
• Listed 77 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available; Electricity available; High-speed internet available; City trash service (City of Longmont)
• Home design: Manufactured in park (mobile home)
• Construction: Frame construction with metal siding; Rubber flat roof; Post and pier foundation
• Exterior features: Patio; Deck; Enclosed porch; Tandem garage; Storage; Land lease; Level lot; House faces north; City limits; Paved; Near bus

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Evaporative cooling; Ceiling fans
• Interior features: Eat-in kitchen; Window coverings; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 2.6% in Longmont — 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 77/100 on livability (#24 in CO, #2,736 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: crime 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: Mountain View Elementary School (math 15% / reading 24%, grade F, #694 of 966 statewide, top 73%, 343 students, 68% FRL); Longmont High School (math 30% / reading 58%, grade F, #149 of 381 statewide, top 39%, 1,262 students, 44% FRL) — zoned schools average 56% FRL vs 27% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 174 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $11k; list at $70k implies a 535% gain — meaningful room to come down on a strong offer.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.78% ✓
• Cap rate: 24.35%
• Cash-on-cash: 64.51%
• DSCR: 3.87
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $72,252
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Mountain View Ave #129	0.00mi	2/2.0	1,200 (-10%)	16mo	$65,000	$54	69

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 · 0.64% rent growth · sell at horizon

5-year hold

• IRR: 60.9%
• Equity multiple: 3.62×
• Total profit: $51,203
• Equity at exit: $10,422

10-year hold

• IRR: 64.8%
• Equity multiple: 6.79×
• Total profit: $113,345
• Equity at exit: $6,044

Cash invested: $19,572 (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 80501

• Rents YoY: 0.6%
• Active inventory: 174
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $1,052

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 41%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 15th Ave Longmont, CO	2.0–3.0	2.0	1093	$1,837	$1.68	13d	5	0.29mi
1503 Gay St Longmont, CO	3.0	1.0	948	$2,195	$2.32	21d	1	0.32mi
1601 Kimbark St Unit 104 Longmont, CO	2.0	2.0	970	$1,895	$1.95	21d	1	0.44mi
941 Main St Longmont, CO	1.0	1.0	1488	$1,895	$1.27	21d	1	0.48mi
1213 Baker St Longmont, CO	3.0	2.0	1632	$2,300	$1.41	21d	1	0.61mi
1631 14th Ave Longmont, CO	2.0	1.0	969	$1,399	$1.44	13d	1	0.72mi
1942 Yeager Dr Longmont, CO	2.0	1.0	1010	$1,695	$1.68	21d	1	0.81mi
1530 9th Ave Longmont, CO	1.0–2.0	1.0	870	$1,600	$1.84	13d	4	0.85mi
1331 Merl Pl Unit 5 Longmont, CO	2.0	1.0	900	$1,350	$1.50	21d	1	0.88mi
815 6th Ave Unit 1 Longmont, CO	2.0	2.0	1000	$1,675	$1.68	21d	1	0.92mi
1623 Ervine Ave Longmont, CO	2.0	2.0	963	$2,395	$2.49	21d	1	0.95mi
1809 Rice St Longmont, CO	2.0	1.0	900	$2,280	$2.53	21d	1	1.01mi
1002 Harmon Pl Unit 1002 Longmont, CO	3.0	2.0	1200	$2,400	$2.00	21d	1	1.01mi
1004 Harmon Pl Unit Harmon 1002 Longmont, CO	3.0	2.0	1200	$2,300	$1.92	21d	1	1.01mi
2031 Estes Ln Longmont, CO	2.0	1.5	957	$1,250	$1.31	21d	1	1.04mi
223 21st Ave Longmont, CO	3.0	1.0	950	$1,845	$1.94	21d	1	1.05mi
911 Tulip St Longmont, CO	2.0	2.0	1196	$1,895	$1.58	21d	1	1.08mi
11 Denise Pl Longmont, CO	3.0	1.5	1212	$2,495	$2.06	13d	1	1.10mi
51 21st Ave #11 Longmont, CO	3.0	2.0	1830	$2,700	$1.48	13d	1	1.12mi
926 23rd Ave Longmont, CO	2.0	1.5	1000	$2,250	$2.25	21d	1	1.22mi
333 23rd Ave Unit 1 Longmont, CO	2.0	1.5	1000	$1,650	$1.65	21d	1	1.23mi
1527 Stuart St Longmont, CO	2.0	1.0	1120	$1,943	$1.73	13d	1	1.25mi
918 Kelly Pl Unit 920 Longmont, CO	2.0	1.0	1060	$1,850	$1.75	21d	1	1.33mi
630 Lashley St Longmont, CO	2.0	1.0–2.0	907	$1,797	$1.98	13d	5	1.34mi
2225 18th Ave Longmont, CO	1.0–4.0	1.0–2.0	986	$1,995	$2.02	21d	1	1.37mi
2425 Emery St Longmont, CO	3.0	2.0	1382	$2,200	$1.59	13d	1	1.39mi
2425 Emery St Longmont, CO	3.0	2.0	1382	$2,200	$1.59	21d	1	1.39mi
210 Emery St Longmont, CO	2.0–3.0	2.5	1492	$2,395	$1.61	13d	3	1.41mi
11 Newby Pl Unit 11 Longmont, CO	2.0	1.5	1000	$1,975	$1.98	13d	1	1.42mi
485 2nd Ave Longmont, CO	2.0	1.0–2.0	858	$2,420	$2.82	21d	45	1.43mi
680 CO 66 Longmont, CO	2.0–3.0	2.0	977	$1,695	$1.73	21d	4	1.43mi

Listing history 24 events

1. 2026-06-18
   days on market $69,900 Active 77 DOM
2. 2026-06-17
   days on market $69,900 Active 76 DOM
3. 2026-06-16
   days on market $69,900 Active 75 DOM
4. 2026-06-15
   days on market $69,900 Active 74 DOM
5. 2026-06-14
   days on market $69,900 Active 72 DOM
6. 2026-06-13
   days on market $69,900 Active 71 DOM
7. 2026-06-09
   days on market $69,900 Active 68 DOM
8. 2026-06-09
   days on market $69,900 Active 67 DOM
9. 2026-06-07
   days on market $69,900 Active 66 DOM
10. 2026-06-02
    statusdays on market $69,900 Active 61 DOM
11. 2026-06-01
    days on market $69,900 Active Under Contract 60 DOM
12. 2026-05-31
    days on market $69,900 Active Under Contract 59 DOM
13. 2026-05-30
    days on market $69,900 Active Under Contract 58 DOM
14. 2026-05-21
    historical Active Under Contract
15. 2026-05-14
    status Active
16. 2026-05-09
    historical Active Under Contract
17. 2026-04-02
    listed $69,900 Active
18. 2025-10-14
    historical
19. 2025-09-29
    price $25,000
20. 2025-08-20
    status Active
21. 2025-08-10
    historical
22. 2025-07-10
    listed $35,000 Active
23. 1993-11-10
    soldstatus $11,000
24. 1983-10-24
    soldstatus $11,000

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,319
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$2,033
• Taxable income: $12,241
• Est. tax owed @ 24.0%: −$2,938
• After-tax cash flow: $9,687/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 — Longmont

• Score: 77/100
• State rank: #24
• US rank: #2736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longmont, CO
• County: Boulder County · 271,666 people
• City population: 143,444
• Metro: Boulder, CO
• Population (ZIP): 44,147
• Household income: $80,911
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1958.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 31% Two or more races 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -567.24%
• Current HPI: 268.454
• Rent YoY: ▲ 0.64%
• Metro: Boulder, 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

+535.5% since first listed

11 events — show timeline

• 2026-05-21 Contingent — IRES
• 2026-05-14 Relisted — IRES
• 2026-05-09 Contingent — IRES
• 2026-04-02 Listed $69,900 IRES
• 2025-10-14 Listing Removed — IRES
• 2025-09-29 Price Changed $25,000 IRES
• 2025-08-20 Relisted — IRES
• 2025-08-10 Listing Removed — IRES
• 2025-07-10 Listed $35,000 IRES
• 1993-11-10 Sold (Public Records) $11,000 Public Records
• 1983-10-24 Sold (Public Records) $11,000 Public Records

Property tax history

+3.9%/yr

Latest (2023): $94 · -43.8% YoY. Source: county tax records.