2200 37th St #95 · Evans, CO 80620

$55,000

2 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 8 Days on market

Built 1994 Est $70k · 21% under ↓ 8% since listing

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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 +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! Senior Living, 55+ community in Terrace Park. Great location within this very quiet and well maintained park. Lived in, cared for, and loved by its original owner. New drywall in the porch, and new steps on the backdoor of the carport. Pride in ownership as soon as you walk into this amazing 1994 manufactured home. Dry walled & textured interior walls. This home boasts a great layout with 2 bedrooms, 2 bathrooms, and a laundry room (Washer and dryer are included) . Great interior paint colors & flooring. Open floor plan. Home backs to open space. Nicely covered Carport. Terrace Park owns the 2 storage sheds that come with the property, they will be available for the new owner to use at no additional cost.

Key facts

• Gardening space
• Open-concept layout
• Built 1994

Tags

• OPEN-CONCEPT LAYOUT
• INDOOR-OUTDOOR LIVING
• EASY-TO-CLEAN FLOORING
• ENTERTAINER'S BACKYARD
• GARDENING SPACE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Carport
• Utilities: City water with meter installed; Public sewer; Natural gas available (Atmos); Electricity available; Cable and satellite available; High-speed internet available; Underground utilities
• Home design: Manufactured in park (mobile home)
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Partial fencing including wood, chain link, metal and other; Storage structure; Level lot; Evergreen trees; Located on a cul-de-sac; Paved streets with curbs, gutters and sidewalks; Privately maintained road up to county standards; Minimal flood or C flood zone rating

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave; Garbage disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Eat-in kitchen; Pantry; Walk-in closet(s); Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 28.6% vs local median 3.7% 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: Dos Rios Elementary School (math 2% / reading 17%, grade F, #913 of 966 statewide, top 95%, 480 students, 81% 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 74% FRL vs 54% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.8%/yr); 119 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $45k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $55,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.13% ✓
• Cap rate: 28.62%
• Cash-on-cash: 79.74%
• DSCR: 4.55
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $69,632
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 37th St #28	0.13mi	3/2.0 (+1)	1,088 (0%)	2mo	$52,000	$48	87
2200 37th St #18	0.14mi	2/2.0	1,120 (+3%)	10mo	$73,000	$65	80
2200 37th St #85	0.06mi	2/1.0	1,024 (-6%)	13mo	$38,000	$37	72
2200 37th St #5	0.17mi	2/1.0	938 (-14%)	15mo	$60,000	$64	52

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: 76.6%
• Equity multiple: 4.33×
• Total profit: $51,225
• Equity at exit: $8,201

10-year hold

• IRR: 79.4%
• Equity multiple: 8.08×
• Total profit: $109,053
• 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 80620

• Home prices YoY: -20.9%
• Rents YoY: -1.8%
• Active inventory: 119
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$288
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $1,023

Break-even live

Break-even rent $424

Max offer price $55,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,054	-5% $1,039	+0% $1,023	+5% $1,008	+10% $992
Rent	-10% $888	-5% $955	+0% $1,023	+5% $1,091	+10% $1,159
Rate	-1.0pp $1,051	-0.5pp $1,037	base $1,023	+0.5pp $1,009	+1.0pp $995

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 Rowan Ln Evans, CO	2.0	1.5	841	$1,750	$2.08	15d	1	0.19mi
1725 Rowan Ln Evans, CO	3.0	1.5	1190	$2,099	$1.76	15d	1	0.24mi
2846 Arbor Dr #2898 Evans, CO	2.0	1.5–2.0	1327	$1,738	$1.31	15d	3	0.72mi
2506 32nd St Evans, CO	2.0–3.0	2.0	1155	$1,700	$1.47	25d	1	0.84mi
2162 30th St Greeley, CO	1.0–3.0	1.0–1.5	688	$1,199	$1.74	15d	16	0.91mi
1722 30th St Greeley, CO	1.0–2.0	1.0	709	$1,425	$2.01	0d	13	0.94mi
1321 Darrell Rd Evans, CO	2.0	2.5	1440	$1,685	$1.17	25d	1	0.98mi
3202 11th Ave Evans, CO	2.0–3.0	2.0–3.0	1015	$1,565	$1.54	0d	12	1.01mi
4118 Idaho St Evans, CO	3.0	2.0	1200	$2,350	$1.96	22d	1	1.01mi
1750 Greeley Mall Greeley, CO	1.0–2.0	1.0–2.0	805	$1,573	$1.95	15d	4	1.03mi
2820 17th Ave #201 Greeley, CO	3.0	2.0	1118	$1,750	$1.57	25d	1	1.15mi
1905 28th St Greeley, CO	2.0	1.5	900	$1,330	$1.48	15d	2	1.20mi
1713 28th St Greeley, CO	2.0	1.0	800	$1,295	$1.62	15d	1	1.22mi
3023 Denver St Unit 6 Evans, CO	2.0	1.0	789	$1,095	$1.39	15d	1	1.24mi
3530 Pueblo St Unit A Evans, CO	3.0	2.0	1250	$1,600	$1.28	25d	1	1.41mi
2507 W 27th St Apt C Greeley, CO	2.0	1.5	1064	$1,225	$1.15	25d	1	1.45mi

Listing history 7 events

1. 2026-06-22
   days on market $55,000 Active 8 DOM
2. 2026-06-18
   days on market $55,000 Active 5 DOM
3. 2026-06-17
   days on market $55,000 Active 4 DOM
4. 2026-06-16
   days on market $55,000 Active 3 DOM
5. 2026-06-15
   days on market $55,000 Active 2 DOM
6. 2026-06-14
   remarks 365-char remark
7. 2026-06-14
   listed $55,000 Active 1 DOM

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $302 · $25/mo
• Expected delta: +$19/yr (+$2/mo · 6.9%)

ⓘ 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: $20,632
• − Mortgage interest: −$3,081
• − Property taxes: −$283
• − Insurance: −$275
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$1,600
• Taxable income: $12,092
• Est. tax owed @ 24.0%: −$2,902
• After-tax cash flow: $9,378/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

-8.3% since first listed

12 events — show timeline

• 2026-06-13 Listed $55,000 IRES
• 2023-06-02 Sold (MLS) $45,000 IRES
• 2023-05-19 Contingent — IRES
• 2023-05-12 Relisted — IRES
• 2023-04-30 Contingent — IRES
• 2023-04-25 Price Changed $45,000 IRES
• 2023-04-12 Price Changed $50,000 IRES
• 2023-04-05 Price Changed $51,000 IRES
• 2023-03-27 Price Changed $52,000 IRES
• 2023-03-13 Price Changed $54,000 IRES
• 2023-02-27 Price Changed $55,000 IRES
• 2023-02-19 Listed $60,000 IRES

Property tax history

+0.7%/yr

Latest (2025): $283 · +205.7% YoY. Source: county tax records.