729 17th Ave #20 · Longmont, CO 80501

$93,000

2 bd · 2.0 ba · 944 sqft · Manufactured public records · 100 Days on market

Built 1992 871 sqft lot Est $73k · 28% over ↓ 6% 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
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained and full of charm, this 55+ community home offers vaulted ceilings, an eat-in kitchen with breakfast bar, generous cabinet and counter space, and a spacious living area. Enjoy outdoor living with a large deck, fenced yard, two sheds, and covered front entry with ramp. Includes carport and separate laundry area. Pets allowed. Conveniently located near shopping, banking, medical centers, and the senior center. Lowest lot rent in the area.

Key facts

• Large deck
• Fenced yard
• Eat-in kitchen

Tags

• VAULTED CEILINGS
• EAT-IN KITCHEN
• BREAKFAST BAR
• LARGE DECK
• FENCED YARD
• TWO SHEDS

Property features AI

Finance

• Other: Minimal flood or C rating; Paved lot with street light and fire hydrant within 500 feet; Asphalt road surface; Private road up to county standards

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Natural gas available (Xcel Energy); City trash service (City of Longmont)
• Home design: Manufactured in park; Mobile home; Ramp access
• Construction: Composition exterior; Other roof
• Exterior features: Deck; Storage structure; Fenced; Land lease

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floor plan; Pantry; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 2.6% in Longmont — 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 77/100 on livability (#24 in CO, #2,736 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: crime 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.
• Market conditions: Rents flat; 174 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $84,630 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.13%
• DSCR: 2.52
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $72,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 17th Ave #23	0.00mi	2/1.0	896 (-5%)	2mo	$93,000	$104	86
951 17th Ave #95	0.16mi	2/3.0	960 (+2%)	7mo	$106,000	$110	80
900 Mountain View Ave #217	0.33mi	2/1.0	938 (-1%)	8mo	$48,000	$51	73
900 Mountain View Ave #213	0.35mi	2/2.0	896 (-5%)	8mo	$69,000	$77	69
900 Mountain View Ave #262	0.35mi	2/1.0	896 (-5%)	8mo	$39,700	$44	65
900 Mountain View Ave #113	0.35mi	2/2.0	896 (-5%)	13mo	$55,000	$61	64
900 Mountain View Ave #209	0.35mi	2/2.0	896 (-5%)	13mo	$85,000	$95	64
951 17th Ave #73	0.16mi	2/1.0	868 (-8%)	14mo	$52,500	$60	64
900 Mountain View Ave #103	0.35mi	2/1.5	840 (-11%)	10mo	$58,000	$69	55
951 17th Ave #79	0.16mi	3/1.0 (+1)	1,056 (+12%)	12mo	$57,000	$54	54
900 Mountain View Ave #122	0.35mi	3/2.0 (+1)	1,056 (+12%)	8mo	$125,000	$118	52
900 Mountain View Ave #124	0.35mi	3/3.0 (+1)	1,056 (+12%)	12mo	$101,500	$96	46

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 · 0.64% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.09×
• Total profit: $28,281
• Equity at exit: $13,867

10-year hold

• IRR: 33.2%
• Equity multiple: 3.70×
• Total profit: $70,428
• Equity at exit: $8,041

Cash invested: $26,040 (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 80501

• Rents YoY: 0.6%
• Active inventory: 174
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$488
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $741

Break-even live

Break-even rent $692

Max offer price $93,000

Occupancy floor 50%

Sensitivity live

Price	-10% $793	-5% $767	+0% $741	+5% $714	+10% $688
Rent	-10% $612	-5% $676	+0% $741	+5% $805	+10% $869
Rate	-1.0pp $787	-0.5pp $764	base $741	+0.5pp $716	+1.0pp $692

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 15th Ave Longmont, CO	2.0–3.0	2.0	1093	$1,837	$1.68	14d	5	0.10mi
1014 17th Ave Unit 2 Longmont, CO	2.0	1.0	810	$1,300	$1.60	14d	1	0.18mi
1601 Kimbark St Unit 104 Longmont, CO	2.0	2.0	970	$1,895	$1.95	21d	1	0.22mi
1419 Coffman St Unit 7 Longmont, CO	2.0	1.0	800	$1,447	$1.81	21d	1	0.23mi
1050 17th Ave Longmont, CO	2.0	1.0	744	$1,195	$1.61	21d	1	0.23mi
1839 Terry St Unit 3 Longmont, CO	1.0	1.0	600	$1,250	$2.08	14d	1	0.25mi
1839 Terry St Unit 12 Longmont, CO	2.0	1.0	840	$1,350	$1.61	21d	1	0.25mi
1060 17th Ave Longmont, CO	2.0	1.0	744	$1,199	$1.61	21d	1	0.26mi
1503 Gay St Longmont, CO	3.0	1.0	948	$2,195	$2.32	21d	1	0.32mi
325 15th Ave Unit 3 Longmont, CO	1.0	1.0	550	$1,350	$2.45	14d	1	0.37mi
325 15th Ave Unit 2 Longmont, CO	2.0	1.0	650	$1,350	$2.08	14d	1	0.37mi
321 14th Pl Longmont, CO	1.0–2.0	1.0	715	$1,495	$2.09	14d	7	0.42mi
1942 Yeager Dr Longmont, CO	2.0	1.0	1010	$1,695	$1.68	21d	1	0.46mi
1331 Merl Pl Longmont, CO	2.0	1.0	800	$1,550	$1.94	14d	1	0.60mi
1331 Merl Pl Unit 5 Longmont, CO	2.0	1.0	900	$1,350	$1.50	21d	1	0.60mi
2025 Collyer St Unit 2025 Longmont, CO	2.0	1.0	837	$1,695	$2.03	21d	1	0.65mi
1944 Meadow Dr Longmont, CO	1.0	1.0	550	$1,050	$1.91	21d	2	0.69mi
223 21st Ave Longmont, CO	3.0	1.0	950	$1,845	$1.94	21d	1	0.72mi
2031 Estes Ln Longmont, CO	2.0	1.5	957	$1,250	$1.31	21d	1	0.73mi
1623 Ervine Ave Longmont, CO	2.0	2.0	963	$2,395	$2.49	21d	1	0.77mi
946 Pratt St Unit B Longmont, CO	2.0	1.0	791	$1,800	$2.28	21d	1	0.79mi
1213 Francis St Unit 6 Longmont, CO	1.0	1.0	650	$1,395	$2.15	21d	1	0.80mi
1631 14th Ave Longmont, CO	2.0	1.0	969	$1,399	$1.44	14d	1	0.82mi
131 Forsyth Dr Longmont, CO	2.0	1.0	750	$1,395	$1.86	14d	1	0.86mi
1809 Rice St Longmont, CO	2.0	1.0	900	$2,280	$2.53	21d	1	0.86mi
926 23rd Ave Longmont, CO	2.0	1.5	1000	$2,250	$2.25	21d	1	0.88mi
333 23rd Ave Unit 1 Longmont, CO	2.0	1.5	1000	$1,650	$1.65	21d	1	0.88mi
2253 Collyer St Longmont, CO	2.0	1.0	700	$1,425	$2.04	14d	1	0.92mi
918 Kelly Pl Unit 920 Longmont, CO	2.0	1.0	1060	$1,850	$1.75	21d	1	0.98mi
750 Crisman Dr Longmont, CO	2.0	1.0	865	$1,877	$2.17	21d	3	1.00mi
680 CO 66 Longmont, CO	2.0–3.0	2.0	977	$1,695	$1.73	21d	4	1.08mi
11 Newby Pl Unit 11 Longmont, CO	2.0	1.5	1000	$1,975	$1.98	14d	1	1.09mi
1530 9th Ave Longmont, CO	1.0–2.0	1.0	870	$1,600	$1.84	14d	4	1.13mi
706 Darby Ct Unit 3 Longmont, CO	1.0	1.0	600	$1,195	$1.99	21d	1	1.14mi
713 Collyer St Unit B Longmont, CO	1.0	1.0	800	$1,515	$1.89	21d	1	1.15mi
702 Emery St Unit 14 Longmont, CO	1.0	1.0	600	$1,295	$2.16	14d	1	1.15mi
2205 Alpine St Longmont, CO	1.0	1.0	815	$1,699	$2.08	14d	7	1.25mi
815 6th Ave Unit 1 Longmont, CO	2.0	2.0	1000	$1,675	$1.68	21d	1	1.26mi
1527 Stuart St Longmont, CO	2.0	1.0	1120	$1,943	$1.73	14d	1	1.27mi
136 E 8th Ave Longmont, CO	2.0	1.0	860	$1,145	$1.33	21d	1	1.28mi

Listing history 5 events

1. 2026-05-30
   status $93,000 Pending 100 DOM
2. 2026-03-10
   price $93,000
3. 2026-03-05
   status Active
4. 2026-01-27
   status Pending
5. 2026-01-09
   listed $99,000 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: $239 · $20/mo
• Projected year-2 tax: $511 · $43/mo
• Expected delta: +$273/yr (+$23/mo · 114.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,548
• − Mortgage interest: −$5,209
• − Property taxes: −$239
• − Insurance: −$465
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$2,705
• Taxable income: $7,801
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $7,014/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 — Longmont

• Score: 77/100
• State rank: #24
• US rank: #2736

Category grades

Amenities A+ Commute A Cost of living F Crime F Employment A+ Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longmont, CO
• County: Boulder County · 271,666 people
• City population: 143,444
• Metro: Boulder, CO
• Population (ZIP): 44,147
• Household income: $80,911
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1958.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 31% Two or more races 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -567.24%
• Current HPI: 268.454
• Rent YoY: ▲ 0.64%
• Metro: Boulder, 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

-6.1% since first listed

4 events — show timeline

• 2026-03-10 Price Changed $93,000 IRES
• 2026-03-05 Relisted — IRES
• 2026-01-27 Pending — IRES
• 2026-01-09 Listed $99,000 IRES

Property tax history

+5.8%/yr

Latest (2025): $239 · +149.6% YoY. Source: county tax records.