4605 Ashwood St · Firestone, CO 80504

$149,900

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 56 Days on market

Built 2012 Good condition Est $131k · 15% over ↓ 4% since listing

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Why this score? — see what drove the C+ 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
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +1.9/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Well-cared for and move-in ready, this charming manufactured home offers exceptional value at $162,000. Major updates provide peace of mind, with all appliances, furnace, central air, hot water heater and roof replaced within the past two years. The home features three generously sized bedrooms, each with walk-in closets for ample storage. Enjoy outdoor living on the spacious deck - perfect for summer BBQ's- (grill can stay!) Take advantage of the raised garden beds for growing your own vegetables. Outback a fully finished Tuff Shed offers shelving, a loft, flooring, windows and a skylight - creating an ideal space for a workshop, hobbies or extra storage. A wonderful opportunity for comfo

Key facts

• 3 parking spots
• Built 2012
• Listed 56 days

Property features AI

Finance

• Financial info: Monthly land lease amount: $1,073 (land lease expires May 1, 2026)
• HOA & community: Located in Eaglecrest park; Land lease in effect (monthly)

Exterior

• Parking: Space for 3 vehicles; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas available; Wired internet available; Cable available
• Home design: Manufactured home located in a park; Individual ownership
• Construction: Wood siding exterior; Composition roof; Mobile home dimensions approximately 54' x 26'; Skirted with aluminum
• Exterior features: Deck; Gas grill; Partial fencing; Open-space lot feature; Paved road access; Publicly maintained road

Interior

• Kitchen: Spacious kitchen with abundant cupboards and countertops; Gas range; Microwave; Oven; Range hood; Refrigerator; Dishwasher; Disposal; Extra-large walk-in pantry
• Bedrooms: Three bedrooms, all on the main level; Large primary bedroom with walk-in closet; Additional bedrooms with walk-in closets
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms, both on the main level; Primary bath with walk-in shower featuring two seats and double sinks; Second full bathroom of a nice size
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Laminate countertops; Primary suite; Smoke-free; Walk-in closets; Window coverings
• Laundry & utility: Main-level laundry; Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $989 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: Centennial Elementary (math 32% / reading 47%, grade F, #357 of 966 statewide, top 40%, 468 students, 33% FRL); Coal Ridge Middle School (math 23% / reading 46%, grade F, #106 of 270 statewide, top 42%, 800 students, 32% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 8 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.71% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.28%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $130,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10600 Titan Ave	0.07mi	3/2.0	1,404 (0%)	10mo	$143,000	$102	89
4616 Tilbury Ct	0.14mi	3/2.0	1,456 (+4%)	4mo	$135,000	$93	84
10658 Bald Eagle Cir	0.17mi	4/2.0 (+1)	1,456 (+4%)	3mo	$125,000	$86	79
10540 Barron Cir	0.39mi	3/2.0	1,350 (-4%)	1mo	$157,000	$116	75
10846 Bailey St	0.37mi	3/2.0	1,404 (0%)	9mo	$125,000	$89	75
10686 Baily St #153	0.30mi	4/2.0 (+1)	1,456 (+4%)	6mo	$127,000	$87	70
10611 Barron Cir	0.25mi	3/2.0	1,216 (-13%)	3mo	$100,000	$82	64
10844 Belmont St N	0.41mi	3/2.0	1,512 (+8%)	6mo	$162,500	$107	63
10729 Belmont St #146	0.35mi	3/2.0	1,292 (-8%)	11mo	$70,000	$54	61
4785 Audrey St #261	0.19mi	3/2.0	1,216 (-13%)	10mo	$129,900	$107	61
4785 Audrey St	0.19mi	2/2.0 (-1)	1,216 (-13%)	10mo	$129,900	$107	56
10833 Belmont St	0.39mi	3/2.0	1,216 (-13%)	12mo	$97,000	$80	50

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: 19.1%
• Equity multiple: 1.74×
• Total profit: $31,233
• Equity at exit: $22,351

10-year hold

• IRR: 25.2%
• Equity multiple: 2.89×
• Total profit: $79,442
• Equity at exit: $12,961

Cash invested: $41,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,563 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $989

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 56%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	14d	26	0.12mi
10910 Turner Blvd #70 Longmont, CO	3.0	2.0	1152	$1,999	$1.74	21d	1	0.76mi
10692 Durango Pl Longmont, CO	3.0	2.0	1500	$2,395	$1.60	21d	1	0.92mi
10426 Durango Pl Longmont, CO	3.0	2.0	1500	$2,350	$1.57	21d	1	0.96mi
4347 Rangeview Cir Longmont, CO	3.0–5.0	2.0–3.0	2143	$2,995	$1.40	14d	4	1.06mi
5620 Tumbleweed Ave Firestone, CO	3.0	2.0	1747	$3,200	$1.83	21d	1	1.12mi
10767 Cimarron St Firestone, CO	1.0–2.0	1.0–2.0	760	$1,725	$2.27	14d	6	1.24mi
10818 Cimarron St #1202 Firestone, CO	2.0	2.0	1823	$2,500	$1.37	21d	1	1.32mi

Listing history 16 events

1. 2026-06-18
   days on market $149,900 Active 56 DOM
2. 2026-06-17
   days on market $149,900 Active 55 DOM
3. 2026-06-16
   days on market $149,900 Active 54 DOM
4. 2026-06-15
   days on market $149,900 Active 53 DOM
5. 2026-06-14
   days on market $149,900 Active 51 DOM
6. 2026-06-13
   days on market $149,900 Active 50 DOM
7. 2026-06-09
   days on market $149,900 Active 47 DOM
8. 2026-06-09
   days on market $149,900 Active 46 DOM
9. 2026-06-07
   days on market $149,900 Active 45 DOM
10. 2026-06-02
    days on market $149,900 Active 40 DOM
11. 2026-06-01
    days on market $149,900 Active 39 DOM
12. 2026-05-31
    days on market $149,900 Active 38 DOM
13. 2026-05-30
    days on market $149,900 Active 37 DOM
14. 2026-05-11
    price $154,900
15. 2026-04-23
    listed $162,000 Active
16. 2026-04-22
    historical $162,000

ⓘ 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: $30,760
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − Depreciation: −$4,361
• Taxable income: $10,083
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $9,449/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and fixtures — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Both Upgrade bathtub and fixtures — Modern fixtures enhance functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and fixtures · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Upgrade bathtub and fixtures — Modern fixtures enhance functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.4% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $154,900 REColorado as Distributed by MLS Grid
• 2026-04-23 Listed $162,000 REColorado as Distributed by MLS Grid
• 2026-04-22 Coming Soon $162,000 REColorado as Distributed by MLS Grid