4660 Tilbury Ct · Firestone, CO 80504

$129,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 71 Days on market

Built 2011 Average condition 6,650 sqft lot Est $100k · 29% over

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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
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Step into this beautifully cared for 3 bed, 2 bath mobile home in Eagle Crest! Featuring a newer roof with a transferable warranty & AC, a low-care landscape, and fantastic mountain views, it's sure to be the one for you! Come inside to discover a sizeable living area where you can spend quality time w/ friends & loved ones. Wood-look flooring, soft carpet in all the right places, and custom palette throughout. The eat-in kitchen comes equipped w/ ample cabinet & counter space, as well as all the built-in appliances you'll need for home cooking. You'll love the primary suite, boasting a walk-in closet and a private bath for added comfort. Lot rent is $1,003 per month. Enjo

Key facts

• Newer roof
• Ample cabinet space
• Sizeable living area

Tags

• NEWER ROOF
• TRANSFERABLE WARRANTY
• LOW-CARE LANDSCAPE
• MOUNTAIN VIEWS
• SIZEABLE LIVING AREA
• AMPLE CABINET SPACE

Property features AI

Finance

• Financial info: Monthly land lease amount: $959; Land lease expires October 31, 2026
• HOA & community: Land lease in place (Eagle Crest) with monthly land lease payment

Exterior

• Parking: Parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Wired internet access available; Phone service available
• Home design: Manufactured home in park; Single-story (main level living); Individual ownership
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Front porch; Rain gutters; Landscaped, level lot; Paved public road frontage (public maintained road); Lot located in a manufactured home park (Eagle Crest)

Interior

• Kitchen: Eat-in kitchen; Laminate counters; Range; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level; Primary bedroom on the main level with walk-in closet and en suite bathroom; Other bedrooms carpeted
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms, both on the main level; Bathrooms with shower and tub combo; Primary suite includes an en suite bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; High-speed internet available; Laminate counters; No stairs; Primary suite; Walk-in closet(s); Double pane windows; Custom paint (living room)
• Laundry & utility: Main-level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k. Condition is rated average.

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 $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $892 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.91% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.88%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $99,712
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10611 Barron Cir	0.22mi	3/2.0	1,216 (0%)	3mo	$100,000	$82	87
4785 Audrey St #261	0.18mi	3/2.0	1,216 (0%)	10mo	$129,900	$107	84
10597 Bald Eagle Cir #244	0.17mi	3/2.0	1,174 (-4%)	5mo	$135,300	$115	82
4785 Audrey St	0.18mi	2/2.0 (-1)	1,216 (0%)	10mo	$129,900	$107	79
10833 Belmont St	0.43mi	3/2.0	1,216 (0%)	12mo	$97,000	$80	70
10540 Barron Cir	0.31mi	3/2.0	1,350 (+11%)	1mo	$157,000	$116	66
10729 Belmont St #146	0.36mi	3/2.0	1,292 (+6%)	11mo	$70,000	$54	63
4595 Ashwood St	0.16mi	3/2.0	1,344 (+10%)	16mo	$108,900	$81	62
4904 Eagle Crest Blvd	0.28mi	3/2.0	1,056 (-13%)	22mo	$85,000	$80	47

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: 27.0%
• Equity multiple: 2.07×
• Total profit: $38,802
• Equity at exit: $19,234

10-year hold

• IRR: 32.7%
• Equity multiple: 3.55×
• Total profit: $92,213
• Equity at exit: $11,154

Cash invested: $36,120 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $1,050

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,139	-5% $1,095	+0% $1,050	+5% $1,005	+10% $961
Rent	-10% $856	-5% $953	+0% $1,050	+5% $1,147	+10% $1,244
Rate	-1.0pp $1,115	-0.5pp $1,083	base $1,050	+0.5pp $1,017	+1.0pp $983

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.26mi
10910 Turner Blvd #70 Longmont, CO	3.0	2.0	1152	$1,999	$1.74	22d	1	0.89mi
10692 Durango Pl Longmont, CO	3.0	2.0	1500	$2,395	$1.60	22d	1	1.04mi
10426 Durango Pl Longmont, CO	3.0	2.0	1500	$2,350	$1.57	22d	1	1.06mi
10767 Cimarron St Firestone, CO	1.0–2.0	1.0–2.0	760	$1,725	$2.27	14d	6	1.16mi

Listing history 15 events

1. 2026-06-18
   days on market $129,000 Active 71 DOM
2. 2026-06-17
   days on market $129,000 Active 70 DOM
3. 2026-06-16
   days on market $129,000 Active 69 DOM
4. 2026-06-15
   days on market $129,000 Active 68 DOM
5. 2026-06-14
   days on market $129,000 Active 66 DOM
6. 2026-06-13
   days on market $129,000 Active 65 DOM
7. 2026-06-09
   days on market $129,000 Active 62 DOM
8. 2026-06-09
   days on market $129,000 Active 61 DOM
9. 2026-06-07
   days on market $129,000 Active 60 DOM
10. 2026-06-02
    days on market $129,000 Active 55 DOM
11. 2026-06-01
    days on market $129,000 Active 54 DOM
12. 2026-05-31
    days on market $129,000 Active 53 DOM
13. 2026-05-30
    days on market $129,000 Active 52 DOM
14. 2026-04-21
    price $129,000
15. 2026-01-02
    listed $130,000 Active

ⓘ 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: $29,490
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$3,753
• Taxable income: $11,213
• Est. tax owed @ 24.0%: −$2,691
• After-tax cash flow: $9,908/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 · 12 photos

Average 55/100 Cosmetic rehab

This mobile home is in average condition with some cosmetic updates needed. It offers a good starting point for a potential investor looking to make it move-in ready.

Repairs flagged

• Minor kitchen backsplash — slight discoloration
• Minor paint touch-ups — light paint wear

Value-add opportunities

• Both paint interior walls — refreshes the interior and improves curb appeal
• Both install new backsplash — enhances kitchen functionality and aesthetics
• Both landscaping improvements — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · slight discoloration	Minor	$500–3,000
paint touch-ups · light paint wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — refreshes the interior and improves curb appeal ↑
• Both install new backsplash — enhances kitchen functionality and aesthetics ↑
• Both landscaping improvements — enhances curb appeal and adds value ↑

ⓘ 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

-0.8% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $129,000 REColorado as Distributed by MLS Grid
• 2026-01-02 Listed $130,000 REColorado as Distributed by MLS Grid