11139 Longview Blvd #269 · Firestone, CO 80504

$169,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 57 Days on market

Built 1999

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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 +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Backing to an open field, this bright, inviting home offers stunning, unobstructed views of the Front Range, Mt. Meeker, and Longs Peak. Enjoy a peaceful, private setting on your large back deck. The home features newer, luxurious laminate flooring and carpets, plus the peace of mind of a new roof (2023) and an oversized 2-car garage. Located in the sought-after Longview community, you'll enjoy premier amenities, including a catch-and-release fishing pond, walking paths, a refreshing swimming pool, a clubhouse, parks, and meticulously landscaped grounds. Unbeatable Location & Value Convenience: Fast commute to Hwy 119, I-25, Hwy 52, Longmont, Boulder, Loveland, and the Tri-city area .

Key facts

• Large back deck
• Swimming pool
• Unobstructed views

Tags

• UNOBSTRUCTED VIEWS
• LARGE BACK DECK
• NEW ROOF
• CATCH-AND-RELEASE FISHING POND
• WALKING PATHS
• SWIMMING POOL

Property features AI

Finance

• Other: Minimal flood or C zone; Builder: MFHM

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Trash service: Longview
• Home design: Manufactured in park (mobile home); House faces east; Level lot
• Construction: Frame construction; Composition roof; Post and pier basement
• Exterior features: Deck; Land lease

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms (all conforming)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate dining room; Pantry; Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

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 ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: Mead Elementary School (math 27% / reading 57%, grade F, #321 of 966 statewide, top 35%, 833 students, 19% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL).
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 4 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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: 1.50% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.79%
• DSCR: 2.15
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $99,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3364 Longview Blvd	0.07mi	3/2.0	960 (0%)	9mo	$95,000	$99	90
11154 Bluff Ldg #4	0.24mi	3/2.0	960 (0%)	4mo	$140,000	$146	86
3308 Teton #361	0.07mi	3/2.0	960 (0%)	18mo	$100,000	$104	82
3308 Teton	0.08mi	3/2.0	960 (0%)	18mo	$100,000	$104	81
11330 Big Bnd	0.22mi	3/2.0	960 (0%)	16mo	$120,000	$125	76
3272 N Rim	0.20mi	3/2.0	1,056 (+10%)	3mo	$98,400	$93	71
3272 N Rim #136	0.20mi	3/2.0	1,056 (+10%)	3mo	$98,400	$93	71
3355 Longview Blvd #240	0.18mi	3/2.0	1,056 (+10%)	5mo	$139,900	$132	71
11166 Bluff Ldg #5	0.24mi	3/2.0	1,056 (+10%)	14mo	$174,900	$166	61
11465 Far Vw #114	0.33mi	3/2.0	1,056 (+10%)	11mo	$169,900	$161	59
3306 Far Vw	0.33mi	3/2.0	1,056 (+10%)	14mo	$109,500	$104	56
3320 Far Vw	0.34mi	3/2.0	1,056 (+10%)	15mo	$109,000	$103	55

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: 16.2%
• Equity multiple: 1.63×
• Total profit: $30,028
• Equity at exit: $25,333

10-year hold

• IRR: 22.7%
• Equity multiple: 2.70×
• Total profit: $80,794
• Equity at exit: $14,690

Cash invested: $47,572 (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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,552 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $1,022

Break-even live

Break-even rent $1,258

Max offer price $169,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,118	-5% $1,070	+0% $1,022	+5% $974	+10% $926
Rent	-10% $821	-5% $921	+0% $1,022	+5% $1,123	+10% $1,224
Rate	-1.0pp $1,108	-0.5pp $1,065	base $1,022	+0.5pp $978	+1.0pp $933

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Zlaten Dr Longmont, CO	2.0–3.0	2.0	1155	$2,000	$1.73	21d	1	0.98mi
2051 Zlaten Dr Longmont, CO	3.0	1.0–2.0	993	$2,984	$3.01	14d	32	1.17mi
1685 Cowles Ave Longmont, CO	1.0–3.0	1.0–2.0	1098	$2,705	$2.46	14d	29	1.43mi
804 Summer Hawk Dr Longmont, CO	2.0–3.0	1.5–2.0	1176	$2,350	$2.00	21d	3	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 57 DOM
2. 2026-06-17
   days on market $169,900 Active 56 DOM
3. 2026-06-16
   days on market $169,900 Active 55 DOM
4. 2026-06-15
   days on market $169,900 Active 54 DOM
5. 2026-06-14
   days on market $169,900 Active 52 DOM
6. 2026-06-13
   days on market $169,900 Active 51 DOM
7. 2026-06-09
   days on market $169,900 Active 48 DOM
8. 2026-06-09
   days on market $169,900 Active 47 DOM
9. 2026-06-07
   days on market $169,900 Active 46 DOM
10. 2026-06-02
    days on market $169,900 Active 41 DOM
11. 2026-06-01
    days on market $169,900 Active 40 DOM
12. 2026-05-31
    days on market $169,900 Active 39 DOM
13. 2026-05-30
    days on market $169,900 Active 38 DOM
14. 2026-04-22
    listed $169,900 Active
15. 2019-06-16
    historical
16. 2019-06-15
    listed $109,000 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: $381 · $32/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$554/yr (+$46/mo · 145.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,619
• − Mortgage interest: −$9,517
• − Property taxes: −$381
• − Insurance: −$850
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − Depreciation: −$4,943
• Taxable income: $10,030
• Est. tax owed @ 24.0%: −$2,407
• After-tax cash flow: $9,860/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 — 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

• 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

+55.9% since first listed

3 events — show timeline

• 2026-04-22 Listed $169,900 IRES
• 2019-06-16 Listing Removed — REColorado as Distributed by MLS Grid
• 2019-06-15 Listed $109,000 REColorado as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $381 · +399.3% YoY. Source: county tax records.