1468 Sunset Pl #25 · Loveland, CO 80537

$55,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 610 Days on market

Built 1983 Est $64k · 14% 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 +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulously well kept 2 bedroom, 2 bath home in a quiet 55 and better community where small dogs are allowed. This may be just the home you have been waiting for! Large carport with covered entryway. Major updating on the home was done just a few years ago with new flooring, cabinets, counters, paint, windows, etc. First you are greeted by a huge sunroom/ mudroom entryway. It adds loads of potential & additional space. Large living space with open floor plan, flows right into the kitchen. Eat-in kitchen style dining area plus overhang for bar stools. Kitchen also boasts ample counter space and pantry. All appliances included. Each bedroom has its own bathroom. 2 Large storage sheds and a good sized fenced yard. Large shady trees help keep the home naturally cool in summer. Efficient, low profile evaporative cooler in place to beat the summer heat, without breaking the bank. Gas central furnace for heat. Financing available, if needed. Call listing agent for more info or for a showing.

Key facts

• Open floor plan
• Major updating done
• Fully fenced yard

Tags

• MAJOR UPDATING DONE
• HUGE SUNROOM/MUDROOM ENTRYWAY
• OPEN FLOOR PLAN
• NEWER HARDWOOD CABINETS
• FULLY FENCED YARD

Property features AI

Finance

• Other: Minimal flood or C rating; Accessibility features include level lot, level drive, nearby bus access, and a stall shower; Sun-oriented green features such as sun space and southern exposure; energy-efficient windows and doors; Built by Columbine

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Cable and satellite available; High-speed internet available; Underground utilities; City trash service
• Home design: Manufactured in-park (mobile home); Frame construction with vinyl siding; Fiberglass roof
• Construction: Frame construction; Vinyl siding; Fiberglass roof
• Exterior features: Enclosed patio; Fenced yard with chain link and other fencing; Storage structure; Cul-de-sac location; Deciduous trees; Level lot and level driveway; House faces north; Located within city limits; Paved asphalt road with a private road to county standards

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: One three-quarter bathroom; One half bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floor plan; Pantry; Free-standing electric fireplace
• 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 $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.1% 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 (+3.6%/yr); 283 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $380 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 + 3.6% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 610 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $18k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 610 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: 2.77% ✓
• Cap rate: 25.06%
• Cash-on-cash: 67.02%
• DSCR: 3.98
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $64,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1166 Madison Ave #71	0.09mi	2/2.0	924 (-4%)	1mo	$45,000	$49	89
1535 Sunset Pl #32	0.00mi	2/2.0	924 (-4%)	7mo	$47,500	$51	88
1367 Sylmar Pl #11	0.10mi	3/2.0 (+1)	960 (0%)	10mo	$92,000	$96	82
1519 Sunset Pl #34	0.00mi	3/2.0 (+1)	924 (-4%)	10mo	$37,500	$41	80
1850 Sandstone Ct #84	0.27mi	2/1.0	960 (0%)	7mo	$70,000	$73	78
1700 Pearl Dr #106	0.20mi	2/2.0	896 (-7%)	3mo	$60,000	$67	77
1826 Sandstone Ct #86	0.25mi	3/1.0 (+1)	980 (+2%)	0mo	$115,000	$117	75
1166 Madison Ave #130	0.09mi	2/1.0	896 (-7%)	12mo	$47,500	$53	71
1773 Sandstone Dr #131	0.21mi	2/2.0	1,024 (+7%)	11mo	$68,000	$66	70
1500 Sylmar Pl #701	0.06mi	3/2.0 (+1)	1,064 (+11%)	6mo	$34,000	$32	69
1166 Madison Ave #203	0.09mi	2/1.5	1,072 (+12%)	7mo	$72,500	$68	68
1166 Madison Ave #246	0.09mi	3/2.0 (+1)	1,080 (+12%)	2mo	$85,000	$79	68

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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: 67.0%
• Equity multiple: 4.04×
• Total profit: $46,748
• Equity at exit: $8,201

10-year hold

• IRR: 71.3%
• Equity multiple: 8.46×
• Total profit: $114,897
• 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 80537

• Rents YoY: 3.6%
• Active inventory: 283
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$288
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $860

Break-even live

Break-even rent $435

Max offer price $55,000

Occupancy floor 39%

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 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1302 Nickel Dr Unit 1 Loveland, CO	3.0	1.0	950	$1,300	$1.37	23d	1	0.13mi
1710 E 16th St Loveland, CO	2.0	1.5	900	$1,427	$1.59	23d	1	0.35mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	23d	1	0.36mi
1707 E 16th St Unit 1717 Loveland, CO	2.0	1.5	825	$1,295	$1.57	14d	1	0.38mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	14d	1	0.46mi
1338 E 7th St Loveland, CO	2.0	1.0	598	$1,695	$2.83	14d	1	0.47mi
1707 Cheyenne Ave Unit 8 Loveland, CO	2.0	1.0	820	$1,245	$1.52	23d	1	0.48mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	23d	1	0.50mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,729	$2.05	14d	1	0.58mi
1494 E 5th St Loveland, CO	2.0	1.0	800	$1,525	$1.91	23d	1	0.59mi
1492 E 5th St Loveland, CO	1.0	1.0	800	$1,350	$1.69	23d	1	0.60mi
1143 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	23d	1	0.63mi
1145 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	23d	1	0.64mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	14d	1	0.74mi
1325 N Jefferson Ave Loveland, CO	2.0	1.0	850	$1,545	$1.82	23d	1	0.85mi
339 E 10th St Loveland, CO	1.0	1.0	576	$1,358	$2.36	21d	3	0.87mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	23d	5	1.03mi
347 N Washington Ave Loveland, CO	1.0	1.0	650	$1,195	$1.84	23d	1	1.04mi
347 N Washington Ave Loveland, CO	1.0	1.0	650	$1,195	$1.84	14d	1	1.04mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,045	$1.72	14d	1	1.05mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	23d	3	1.07mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,048	$2.19	14d	17	1.17mi
247 W 10th St Loveland, CO	2.0	2.0	865	$2,500	$2.89	21d	1	1.20mi
331 N Cleveland Ave Unit 220 Loveland, CO	2.0	1.0	625	$1,400	$2.24	23d	1	1.20mi
246 N Cleveland Ave Loveland, CO	3.0	1.0–2.0	1022	$2,544	$2.49	14d	11	1.22mi
130 E 1st St Loveland, CO	2.0	1.0	800	$1,695	$2.12	23d	1	1.35mi
140 E 1st St Loveland, CO	2.0	2.0	875	$1,795	$2.05	14d	1	1.35mi
256 S Cleveland Ave Loveland, CO	1.0	1.0	600	$1,395	$2.33	23d	1	1.38mi
260 S Cleveland Ave Loveland, CO	1.0	1.0	600	$1,395	$2.33	23d	1	1.39mi
430 W 10th St Loveland, CO	2.0	1.0	756	$1,400	$1.85	23d	1	1.40mi
434 W 10th St Loveland, CO	2.0	1.0	872	$1,400	$1.61	23d	1	1.40mi
466 W 10th St Loveland, CO	2.0	1.0	840	$1,400	$1.67	23d	1	1.43mi
480 W 10th St Loveland, CO	2.0	2.0	940	$1,700	$1.81	23d	1	1.44mi
1015 Roosevelt Ave Unit B1 Loveland, CO	2.0	1.0	900	$1,500	$1.67	23d	1	1.47mi

Listing history 33 events

1. 2026-06-13
   days on market $55,000 Active 610 DOM
2. 2026-06-10
   days on market $55,000 Active 608 DOM
3. 2026-06-09
   days on market $55,000 Active 607 DOM
4. 2026-06-08
   days on market $55,000 Active 606 DOM
5. 2026-06-07
   days on market $55,000 Active 605 DOM
6. 2026-06-03
   days on market $55,000 Active 601 DOM
7. 2026-06-02
   days on market $55,000 Active 600 DOM
8. 2026-06-01
   days on market $55,000 Active 599 DOM
9. 2026-05-31
   days on market $55,000 Active 598 DOM
10. 2026-05-30
    days on market $55,000 Active 597 DOM
11. 2026-05-01
    status Active
12. 2026-04-30
    historical
13. 2025-08-20
    price $55,000
14. 2025-05-30
    price $65,000
15. 2025-05-01
    status Active
16. 2025-04-30
    historical
17. 2025-04-08
    status Active
18. 2025-04-08
    price $70,000
19. 2025-04-05
    historical
20. 2024-10-05
    listed $72,600 Active
21. 2024-10-04
    historical
22. 2024-07-26
    price $74,900
23. 2024-07-06
    price $79,900
24. 2024-04-11
    listed $89,900 Active
25. 2021-06-30
    soldstatus $62,000 Sold 1002-char remark

    Show marketing remark (1002 chars)

    Fabulously well kept 2 bedroom, 2 bath home in a quiet 55 and better community where small dogs are allowed. This may be just the home you have been waiting for! Large carport with covered entryway. Major updating on the home was done just a few years ago with new flooring, cabinets, counters, paint, windows, etc. First you are greeted by a huge sunroom/ mudroom entryway. It adds loads of potential & additional space. Large living space with open floor plan, flows right into the kitchen. Eat-in kitchen style dining area plus overhang for bar stools. Kitchen also boasts ample counter space and pantry. All appliances included. Each bedroom has its own bathroom. 2 Large storage sheds and a good sized fenced yard. Large shady trees help keep the home naturally cool in summer. Efficient, low profile evaporative cooler in place to beat the summer heat, without breaking the bank. Gas central furnace for heat. Financing available, if needed. Call listing agent for more info or for a showing.

26. 2021-05-25
    historical Active - Backup 1002-char remark

    Show marketing remark (1002 chars)

    Fabulously well kept 2 bedroom, 2 bath home in a quiet 55 and better community where small dogs are allowed. This may be just the home you have been waiting for! Large carport with covered entryway. Major updating on the home was done just a few years ago with new flooring, cabinets, counters, paint, windows, etc. First you are greeted by a huge sunroom/ mudroom entryway. It adds loads of potential & additional space. Large living space with open floor plan, flows right into the kitchen. Eat-in kitchen style dining area plus overhang for bar stools. Kitchen also boasts ample counter space and pantry. All appliances included. Each bedroom has its own bathroom. 2 Large storage sheds and a good sized fenced yard. Large shady trees help keep the home naturally cool in summer. Efficient, low profile evaporative cooler in place to beat the summer heat, without breaking the bank. Gas central furnace for heat. Financing available, if needed. Call listing agent for more info or for a showing.

27. 2021-05-01
    listed $62,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    Fabulously well kept 2 bedroom, 2 bath home in a quiet 55 and better community where small dogs are allowed. This may be just the home you have been waiting for! Large carport with covered entryway. Major updating on the home was done just a few years ago with new flooring, cabinets, counters, paint, windows, etc. First you are greeted by a huge sunroom/ mudroom entryway. It adds loads of potential & additional space. Large living space with open floor plan, flows right into the kitchen. Eat-in kitchen style dining area plus overhang for bar stools. Kitchen also boasts ample counter space and pantry. All appliances included. Each bedroom has its own bathroom. 2 Large storage sheds and a good sized fenced yard. Large shady trees help keep the home naturally cool in summer. Efficient, low profile evaporative cooler in place to beat the summer heat, without breaking the bank. Gas central furnace for heat. Financing available, if needed. Call listing agent for more info or for a showing.

28. 2015-09-15
    soldstatus $57,500 Sold
29. 2015-09-08
    historical Active - Backup
30. 2015-08-27
    listed $62,500 Active
31. 2015-05-26
    soldstatus $20,000 Sold
32. 2015-05-20
    historical Active - Backup
33. 2015-05-06
    listed $26,500 Active

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $385 · $32/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 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,282
• − Mortgage interest: −$3,081
• − Property taxes: −$385
• − Insurance: −$275
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$1,600
• Taxable income: $10,016
• Est. tax owed @ 24.0%: −$2,404
• After-tax cash flow: $7,918/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

• Census place: Loveland, CO
• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 44,425
• Household income: $86,325
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1703.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -606.26%
• Current HPI: 253.4939
• Rent YoY: ▲ 3.57%
• 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

+107.5% since first listed

23 events — show timeline

• 2026-05-01 Relisted — IRES
• 2026-04-30 Listing Removed — IRES
• 2025-08-20 Price Changed $55,000 IRES
• 2025-05-30 Price Changed $65,000 IRES
• 2025-05-01 Relisted — IRES
• 2025-04-30 Listing Removed — IRES
• 2025-04-08 Relisted — IRES
• 2025-04-08 Price Changed $70,000 IRES
• 2025-04-05 Listing Removed — IRES
• 2024-10-05 Listed $72,600 IRES
• 2024-10-04 Listing Removed — IRES
• 2024-07-26 Price Changed $74,900 IRES
• 2024-07-06 Price Changed $79,900 IRES
• 2024-04-11 Listed $89,900 IRES
• 2021-06-30 Sold (MLS) $62,000 IRES
• 2021-05-25 Contingent — IRES
• 2021-05-01 Listed $62,000 IRES
• 2015-09-15 Sold (MLS) $57,500 IRES
• 2015-09-08 Contingent — IRES
• 2015-08-27 Listed $62,500 IRES
• 2015-05-26 Sold (MLS) $20,000 IRES
• 2015-05-20 Contingent — IRES
• 2015-05-06 Listed $26,500 IRES

Property tax history

+8.8%/yr

Latest (2025): $385 · +382.2% YoY. Source: county tax records.