1503 Sylmar Pl #28 · Loveland, CO 80537

$60,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 65 Days on market

Built 1997 Est $67k · 10% 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 +12.1/15.0
• 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

Sylmar Park is a highly sought after, pet-friendly, 55+ community with a lot rent of $1,075 per month. Water and sewer are included in the lot rent. Spacious and inviting 3-bedroom, 2-bath home featuring an open-concept layout ideal for both everyday living and entertaining. The exterior features wood siding, wood ramp for wheelchair accessibility, and two storage sheds. The ramp can be removed and reverted back to a two car carport. The larger shed is 15'x11' and is equipped with electricity - perfect for a workshop, hobbies, or added storage space. This home features central heating and air conditioning, drywall interior, vaulted ceilings, and plenty of cabinetry in the kitchen, laundry r

Key facts

• Wood carport
• Wood siding
• Two storage sheds

Tags

• OPEN-CONCEPT LAYOUT
• WOOD SIDING
• WOOD CARPORT
• TWO STORAGE SHEDS
• SHED EQUIPPED WITH ELECTRICITY
• DRYWALL INSTEAD OF PANELING

Property features AI

Finance

• Other: Minimal flood or C flood plain rating; Asphalt road surface on a city street

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available (XCEL); Electricity available; Cable available; Satellite available; High-speed internet available
• Home design: Manufactured in park; Manufactured home
• Construction: Frame construction; Composition roof
• Exterior features: Storage structure; Deciduous trees; Level lot; House faces south; Paved surfaces; Gutters; Sidewalks; Ramp access; Level drive; Near bus; Low carpet; Stall shower

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Cathedral ceilings; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.4% 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); 292 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $415 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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: 2.78% ✓
• Cap rate: 25.37%
• Cash-on-cash: 68.13%
• DSCR: 4.03
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $66,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Sunset Pl #30	0.06mi	3/2.0	1,216 (0%)	9mo	$12,000	$10	89
1166 Madison Ave #244	0.12mi	3/2.0	1,232 (+1%)	4mo	$55,000	$45	89
1641 Garnet St #49	0.14mi	3/2.0	1,216 (0%)	6mo	$38,000	$31	88
1166 Madison Ave #136	0.12mi	3/2.0	1,296 (+7%)	4mo	$48,000	$37	80
1829 Sandstone Ct #77	0.26mi	3/2.0	1,296 (+7%)	0mo	$71,900	$55	76
1375 Sunset Pl #10	0.06mi	2/2.0 (-1)	1,148 (-6%)	8mo	$87,500	$76	76
1166 Madison Ave #183	0.12mi	2/2.0 (-1)	1,248 (+3%)	12mo	$75,000	$60	74
1166 Madison Ave #246	0.12mi	3/2.0	1,080 (-11%)	2mo	$85,000	$79	74
1500 Sylmar Pl #701	0.00mi	3/2.0	1,064 (-12%)	6mo	$34,000	$32	74
1759 Jade Dr #146	0.22mi	3/2.0	1,296 (+7%)	8mo	$60,000	$46	72
1757 Sandstone Dr #132	0.21mi	3/2.0	1,344 (+10%)	10mo	$95,000	$71	65
1166 Madison Ave #203	0.12mi	2/1.5 (-1)	1,072 (-12%)	7mo	$72,500	$68	62

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: 68.1%
• Equity multiple: 4.09×
• Total profit: $51,985
• Equity at exit: $8,946

10-year hold

• IRR: 72.4%
• Equity multiple: 8.59×
• Total profit: $127,466
• Equity at exit: $5,188

Cash invested: $16,800 (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: 292
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$315
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $954

Break-even live

Break-even rent $461

Max offer price $60,000

Occupancy floor 38%

Sensitivity live

Price	-10% $988	-5% $971	+0% $954	+5% $937	+10% $920
Rent	-10% $822	-5% $888	+0% $954	+5% $1,020	+10% $1,086
Rate	-1.0pp $984	-0.5pp $969	base $954	+0.5pp $938	+1.0pp $922

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 29 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	24d	1	0.13mi
1710 E 16th St Loveland, CO	2.0	1.5	900	$1,427	$1.59	24d	1	0.29mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	24d	1	0.30mi
1707 E 16th St Unit 1717 Loveland, CO	2.0	1.5	825	$1,295	$1.57	15d	1	0.33mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	15d	1	0.41mi
1707 Cheyenne Ave Unit 8 Loveland, CO	2.0	1.0	820	$1,245	$1.52	24d	1	0.43mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	24d	1	0.45mi
734 Madison Ave Loveland, CO	3.0	1.0	1200	$1,800	$1.50	15d	1	0.47mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,991	$2.36	15d	1	0.64mi
1494 E 5th St Loveland, CO	2.0	1.0	800	$1,525	$1.91	24d	1	0.66mi
1143 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	24d	1	0.69mi
1145 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	24d	1	0.70mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	15d	1	0.80mi
1325 N Jefferson Ave Loveland, CO	2.0	1.0	850	$1,545	$1.82	24d	1	0.84mi
1116 Cleveland Ave Loveland, CO	2.0	1.0	1338	$1,345	$1.01	24d	1	0.97mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	24d	5	0.98mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,335	$1.97	15d	1	1.09mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	24d	3	1.11mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,360	$2.52	15d	17	1.17mi
247 W 10th St Loveland, CO	2.0	2.0	865	$2,500	$2.89	22d	1	1.21mi
246 N Cleveland Ave Loveland, CO	3.0	1.0–2.0	1022	$3,102	$3.03	15d	11	1.26mi
110 E 1st St Loveland, CO	2.0	2.0	1300	$1,695	$1.30	24d	1	1.39mi
130 E 1st St Loveland, CO	2.0	1.0	800	$1,695	$2.12	24d	1	1.39mi
140 E 1st St Loveland, CO	2.0	2.0	875	$1,795	$2.05	15d	1	1.40mi
434 W 10th St Loveland, CO	2.0	1.0	872	$1,400	$1.61	24d	1	1.41mi
430 W 10th St Loveland, CO	2.0	1.0	756	$1,400	$1.85	24d	1	1.42mi
466 W 10th St Loveland, CO	2.0	1.0	840	$1,400	$1.67	24d	1	1.44mi
480 W 10th St Loveland, CO	2.0	2.0	940	$1,700	$1.81	24d	1	1.45mi
1015 Roosevelt Ave Unit B1 Loveland, CO	2.0	1.0	900	$1,500	$1.67	24d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   pricedays on market $60,000 Active 65 DOM
2. 2026-06-18
   days on market $74,000 Active 62 DOM
3. 2026-06-17
   days on market $74,000 Active 61 DOM
4. 2026-06-16
   days on market $74,000 Active 60 DOM
5. 2026-06-15
   days on market $74,000 Active 59 DOM
6. 2026-06-14
   days on market $74,000 Active 57 DOM
7. 2026-06-13
   days on market $74,000 Active 56 DOM
8. 2026-06-10
   days on market $74,000 Active 54 DOM
9. 2026-06-09
   days on market $74,000 Active 53 DOM
10. 2026-06-08
    days on market $74,000 Active 52 DOM
11. 2026-06-07
    days on market $74,000 Active 51 DOM
12. 2026-06-03
    days on market $74,000 Active 47 DOM
13. 2026-06-02
    days on market $74,000 Active 46 DOM
14. 2026-06-01
    days on market $74,000 Active 45 DOM
15. 2026-05-31
    days on market $74,000 Active 44 DOM
16. 2026-05-30
    days on market $74,000 Active 43 DOM
17. 2026-05-25
    price $74,000
18. 2026-04-17
    listed $80,000 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: $295 · $25/mo
• Projected year-2 tax: $330 · $28/mo
• Expected delta: +$35/yr (+$3/mo · 11.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $20,022
• − Mortgage interest: −$3,361
• − Property taxes: −$295
• − Insurance: −$300
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$1,745
• Taxable income: $11,117
• Est. tax owed @ 24.0%: −$2,668
• After-tax cash flow: $8,778/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

-7.5% since first listed

2 events — show timeline

• 2026-05-25 Price Changed $74,000 IRES
• 2026-04-17 Listed $80,000 IRES

Property tax history

+2.9%/yr

Latest (2025): $295 · +640.0% YoY. Source: county tax records.