2200 37th St #79 · Evans, CO 80620

$25,000

1 bd · 1.0 ba · 784 sqft · Manufactured public records · 107 Days on market

Built 1972

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well cared for Mobile Home in Terrace Park. This home features clean carpeting throughout the home and vinyl flooring in the kitchen. All kitchen appliances are included! This Charming home is located on a great lot that features a 1 car carport and backs into an open space. With 2 bedrooms and 1 bathrooms and 784 sq. ft. This home really has it ALL! GREAT PRICE, GREATLOCATION! Broker Remarks: 1. Buyers must meet age requirements (50 or older) and pass a minor background check

Key facts

• Built 1972
• Listed 106 days

Property features AI

Finance

• Other: Builder: HILM (model: mobile home); No property improvements reported
• HOA & community: No association fees or transfer fees

Exterior

• Parking: Carport
• Utilities: City water with meter installed; No water rights; Public sewer; Atmos gas service; Terrace Park trash service
• Home design: Manufactured in park; Mobile home
• Construction: Frame construction; Rubber flat roof
• Exterior features: Storage structure on property; Located on a cul-de-sac; Level lot with sidewalks; Asphalt road frontage on a city street; Minimal flood risk (C rating)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric range; Dishwasher; Refrigerator; Washer; Dryer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 52.9% vs local median 3.8% in Evans — 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 69/100 on livability (#104 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: crime C-, amenities F, health & safety F.
• Greeleyschool District No. 6 In The County Of Weld And Sta (urban): math 15% / reading 31% proficiency, ranked #71 of 86 in CO (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Centennial Elementary School (math 15% / reading 22%, grade F, #724 of 966 statewide, top 77%, 457 students, 86% FRL); Prairie Heights Middle School (math 16% / reading 32%, grade F, #178 of 270 statewide, top 67%, 571 students, 78% FRL); Greeley West High School (math 20% / reading 39%, grade F, #244 of 381 statewide, top 66%, 1,885 students, 64% FRL) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.8%/yr); 120 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $18k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 5.66% ✓
• Cap rate: 52.88%
• Cash-on-cash: 166.40%
• DSCR: 8.40
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.66×
• Total profit: $53,628
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 16.76×
• Total profit: $110,295
• Equity at exit: $2,162

Cash invested: $7,000 (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 80620

• Home prices YoY: -20.9%
• Rents YoY: -1.8%
• Active inventory: 120
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$131
• Tax from tax record: −$6 /mo · $73/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $971

Break-even live

Break-even rent $187

Max offer price $25,000

Occupancy floor 26%

Sensitivity live

Price	-10% $985	-5% $978	+0% $971	+5% $964	+10% $957
Rent	-10% $859	-5% $915	+0% $971	+5% $1,027	+10% $1,082
Rate	-1.0pp $983	-0.5pp $977	base $971	+0.5pp $964	+1.0pp $958

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1751 Rowan Ln Evans, CO	2.0	1.5	841	$1,750	$2.08	15d	1	0.19mi
2846 Arbor Dr #2898 Evans, CO	2.0	1.5–2.0	1327	$1,738	$1.31	15d	3	0.72mi
2506 32nd St Evans, CO	2.0–3.0	2.0	1155	$1,700	$1.47	25d	1	0.84mi
2162 30th St Greeley, CO	1.0–3.0	1.0–1.5	688	$999	$1.45	15d	16	0.91mi
1722 30th St Greeley, CO	1.0–2.0	1.0	709	$1,005	$1.42	3d	13	0.94mi
3202 11th Ave Evans, CO	2.0–3.0	2.0–3.0	1015	$1,565	$1.54	3d	12	1.01mi
1750 Greeley Mall Greeley, CO	1.0–2.0	1.0–2.0	805	$1,319	$1.64	15d	4	1.03mi
1905 28th St Greeley, CO	2.0	1.5	900	$1,330	$1.48	15d	2	1.20mi
1713 28th St Greeley, CO	2.0	1.0	800	$1,295	$1.62	15d	1	1.22mi
3023 Denver St Unit 5 Evans, CO	1.0	1.0	667	$995	$1.49	15d	1	1.24mi
3023 Denver St Unit 6 Evans, CO	2.0	1.0	789	$1,095	$1.39	15d	1	1.24mi
2949 State Farm Rd Evans, CO	1.0	1.0	656	$995	$1.52	25d	1	1.42mi
2949 State Farm Rd Unit 7 Evans, CO	1.0	1.0	656	$965	$1.47	25d	1	1.42mi
2507 W 27th St Apt C Greeley, CO	2.0	1.5	1064	$1,225	$1.15	25d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $25,000 Active 107 DOM
2. 2026-06-17
   days on market $25,000 Active 106 DOM
3. 2026-06-16
   days on market $25,000 Active 105 DOM
4. 2026-06-15
   days on market $25,000 Active 104 DOM
5. 2026-06-14
   days on market $25,000 Active 102 DOM
6. 2026-06-10
   days on market $25,000 Active 99 DOM
7. 2026-06-09
   days on market $25,000 Active 98 DOM
8. 2026-06-08
   days on market $25,000 Active 97 DOM
9. 2026-06-07
   days on market $25,000 Active 96 DOM
10. 2026-06-03
    days on market $25,000 Active 92 DOM
11. 2026-06-02
    days on market $25,000 Active 91 DOM
12. 2026-06-01
    days on market $25,000 Active 90 DOM
13. 2026-05-31
    days on market $25,000 Active 89 DOM
14. 2026-05-30
    days on market $25,000 Active 88 DOM
15. 2026-03-03
    listed $25,000 Active
16. 2026-01-31
    historical
17. 2025-08-21
    listed $35,000 Active
18. 2016-05-27
    soldstatus $18,000 Sold 494-char remark

    Show marketing remark (494 chars)

    Charming and well cared for Mobile Home in Terrace Park. This home features clean carpeting throughout the home and vinyl flooring in the kitchen. All kitchen appliances are included! This Charming home is located on a great lot that features a 1 car carport and backs into an open space. With 2 bedrooms and 1 bathrooms and 784 sq. ft. This home really has it ALL! GREAT PRICE, GREATLOCATION! Broker Remarks: 1. Buyers must meet age requirements (50 or older) and pass a minor background check

19. 2016-05-24
    historical 494-char remark

    Show marketing remark (494 chars)

    Charming and well cared for Mobile Home in Terrace Park. This home features clean carpeting throughout the home and vinyl flooring in the kitchen. All kitchen appliances are included! This Charming home is located on a great lot that features a 1 car carport and backs into an open space. With 2 bedrooms and 1 bathrooms and 784 sq. ft. This home really has it ALL! GREAT PRICE, GREATLOCATION! Broker Remarks: 1. Buyers must meet age requirements (50 or older) and pass a minor background check

20. 2016-05-18
    listed $22,000 Active 494-char remark

    Show marketing remark (494 chars)

    Charming and well cared for Mobile Home in Terrace Park. This home features clean carpeting throughout the home and vinyl flooring in the kitchen. All kitchen appliances are included! This Charming home is located on a great lot that features a 1 car carport and backs into an open space. With 2 bedrooms and 1 bathrooms and 784 sq. ft. This home really has it ALL! GREAT PRICE, GREATLOCATION! Broker Remarks: 1. Buyers must meet age requirements (50 or older) and pass a minor background check

ⓘ 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: $73 · $6/mo
• Projected year-2 tax: $138 · $11/mo
• Expected delta: +$64/yr (+$5/mo · 87.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,987
• − Mortgage interest: −$1,400
• − Property taxes: −$73
• − Insurance: −$125
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$727
• Taxable income: $11,943
• Est. tax owed @ 24.0%: −$2,866
• After-tax cash flow: $8,782/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: Greeleyschool District No. 6 In The County Of Weld And Sta
• NCES district ID: 0804410
• Math proficiency: 15% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $46,417
• Composite: 19.99/100
• National rank: #8667
• State rank: #71 of 86 in CO

Livability — Evans

• Score: 69/100
• State rank: #104
• US rank: #9005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evans, CO
• County: Weld County · 332,652 people
• City population: 20,798
• Metro: Greeley, CO
• Population (ZIP): 20,798
• Household income: $73,590
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 420.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 48% White 45% Two or more races 17% Black 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Serbian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 67% English-only · Spanish 31% 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: ▼ -87.36%
• Current HPI: 330.6379
• Rent YoY: ▼ -1.78%
• 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

+13.6% since first listed

6 events — show timeline

• 2026-03-03 Listed $25,000 IRES
• 2026-01-31 Listing Removed — IRES
• 2025-08-21 Listed $35,000 IRES
• 2016-05-27 Sold (MLS) $18,000 IRES
• 2016-05-24 Listing Removed — IRES
• 2016-05-18 Listed $22,000 IRES

Property tax history

+3.9%/yr

Latest (2021): $73 · +17.0% YoY. Source: county tax records.