2700 W C St · Greeley, CO 80631

$81,600

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 390 Days on market

Built 2025 Est $71k · 15% 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
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Key facts

• Swimming pool
• Playground
• Built 2025

Tags

• PLAYGROUND
• SWIMMING POOL

Property features AI

Finance

• Financial info: List price $81,600

Exterior

• Utilities: Natural gas and central air available
• Home design: Spec home, Plan 87018; Active status
• Exterior features: Located at 2700 W C St, Greeley, CO 80631

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Living area of 1,248

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 3.3% in Greeley — 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 68/100 on livability (#115 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: cost of living C-, schools D, crime 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.
• Market conditions: Rents soft (-0.7%/yr); 180 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent runs 34% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $564 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 390 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Recommended offer $71,808 (12.0% below list)

Questions for the listing agent

1. It's been on market 390 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.92% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.30%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $71,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2700 W C St #74	0.08mi	3/2.0	1,216 (-3%)	6mo	$60,000	$49	87
2700 W C St #88	0.11mi	3/—	1,216 (-3%)	7mo	$60,000	$49	85
2626 W 1st St #329	0.24mi	3/2.0	1,216 (-3%)	2mo	$60,000	$49	83
200 N 35th Ave #178	0.39mi	3/2.0	1,344 (+8%)	4mo	$115,000	$86	66
435 N 35th Ave #286	0.69mi	3/2.0	1,216 (-3%)	1mo	$34,000	$28	63
435 N 35th Ave #468	0.69mi	3/2.0	1,216 (-3%)	2mo	$86,000	$71	62
200 N 35th Ave #121	0.58mi	3/2.0	1,216 (-3%)	10mo	$65,000	$53	61
435 N 35th Ave #360	0.69mi	3/2.0	1,280 (+3%)	4mo	$75,000	$59	60
309 31st Ave #5	0.32mi	3/2.0	1,078 (-14%)	3mo	$255,000	$237	60
435 N 35th Ave #320	0.69mi	3/2.0	1,188 (-5%)	1mo	$24,500	$21	59
435 N 35th Ave #309	0.69mi	3/2.0	1,280 (+3%)	6mo	$73,000	$57	58
431 N 35th Ave #30	0.72mi	3/2.0	1,216 (-3%)	10mo	$103,000	$85	54

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: 27.5%
• Equity multiple: 2.10×
• Total profit: $25,023
• Equity at exit: $12,167

10-year hold

• IRR: 33.1%
• Equity multiple: 3.59×
• Total profit: $59,288
• Equity at exit: $7,055

Cash invested: $22,848 (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 80631

• Rents YoY: -0.7%
• Active inventory: 180
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$428
• Tax est. 1.5%: −$102 /mo · $1,224/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $672

Break-even live

Break-even rent $714

Max offer price $81,600

Occupancy floor 52%

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: $20,400
• Closing costs: $2,448
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 W A Street Rd Greeley, CO	2.0	1.0	750	$1,395	$1.86	14d	8	0.29mi
613 N 30th Ave Unit Basement 2br Greeley, CO	2.0	1.0	1100	$800	$0.73	23d	1	0.40mi
705 26th Ave Greeley, CO	2.0	1.0	850	$1,190	$1.40	14d	1	0.67mi
712 27th Ave Greeley, CO	2.0	1.0	830	$1,299	$1.57	23d	5	0.69mi
724 27th Ave Greeley, CO	3.0	2.0	1248	$1,700	$1.36	14d	1	0.72mi
2306 W 7th St Greeley, CO	3.0	1.0	897	$1,850	$2.06	21d	1	0.81mi
3208 W 7th St Greeley, CO	2.0–3.0	1.0–2.0	957	$1,672	$1.75	14d	5	0.84mi
314 18th Ave Greeley, CO	2.0	1.0	790	$1,560	$1.97	14d	1	0.95mi
2004 8th St Unit 1B Greeley, CO	3.0	1.0	1200	$1,875	$1.56	23d	1	1.04mi
821 35th Avenue Ct Greeley, CO	2.0	1.0	950	$1,530	$1.61	14d	1	1.05mi
709 37th Ave Unit 3 Greeley, CO	2.0	1.5	1000	$1,195	$1.20	23d	1	1.07mi
1126 26th Ave Greeley, CO	2.0	1.0	909	$1,335	$1.47	23d	1	1.08mi
808 37th Ave Unit A Greeley, CO	2.0	1.5	900	$1,250	$1.39	23d	1	1.11mi
1213 26th Ave Greeley, CO	1.0–3.0	1.0–2.0	745	$1,596	$2.14	14d	10	1.14mi
804 37th Avenue Ct Unit 4 Greeley, CO	2.0	1.5	975	$995	$1.02	23d	1	1.14mi
1250 28th Ave Greeley, CO	1.0–2.0	1.0	788	$1,370	$1.74	14d	5	1.17mi
1436 5th St Greeley, CO	3.0	1.0	1054	$1,800	$1.71	23d	1	1.20mi
1014 19th Ave Greeley, CO	3.0	1.0	1470	$2,100	$1.43	14d	1	1.25mi
533 14th Ave Unit 9 Greeley, CO	3.0	1.0	1197	$1,395	$1.17	23d	1	1.30mi
423 13th Ave Unit 1/2 Greeley, CO	2.0	1.0	864	$1,150	$1.33	23d	1	1.34mi
3322 W 13th St Greeley, CO	2.0–3.0	1.0–2.0	950	$1,600	$1.68	14d	2	1.38mi
1323 8th St Greeley, CO	2.0	1.0	1440	$2,150	$1.49	14d	1	1.42mi
520 13th Ave Unit 11 Greeley, CO	2.0	1.0	800	$1,195	$1.49	23d	1	1.42mi
1208 18th Ave Greeley, CO	2.0	1.0	812	$1,300	$1.60	14d	1	1.44mi
3950 W 12th St #3 Greeley, CO	2.0	2.0	1194	$2,100	$1.76	23d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $81,600 Active 390 DOM
2. 2026-06-17
   days on market $81,600 Active 389 DOM
3. 2026-06-16
   days on market $81,600 Active 388 DOM
4. 2026-06-15
   days on market $81,600 Active 387 DOM
5. 2026-06-14
   days on market $81,600 Active 385 DOM
6. 2026-06-10
   days on market $81,600 Active 382 DOM
7. 2026-06-09
   days on market $81,600 Active 381 DOM
8. 2026-06-08
   days on market $81,600 Active 380 DOM
9. 2026-06-07
   days on market $81,600 Active 379 DOM
10. 2026-06-03
    days on market $81,600 Active 375 DOM
11. 2026-06-02
    days on market $81,600 Active 374 DOM
12. 2026-06-01
    days on market $81,600 Active 373 DOM
13. 2026-05-31
    days on market $81,600 Active 372 DOM
14. 2026-05-30
    days on market $81,600 Active 371 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 19 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: $18,775
• − Mortgage interest: −$4,571
• − Property taxes: −$1,224
• − Insurance: −$408
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$2,374
• Taxable income: $7,195
• Est. tax owed @ 24.0%: −$1,727
• After-tax cash flow: $6,339/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 — Greeley

• Score: 68/100
• State rank: #115
• US rank: #9841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greeley, CO
• County: Weld County · 332,652 people
• City population: 119,344
• Metro: Greeley, CO
• Population (ZIP): 53,722
• Household income: $54,591
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3061.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 15% Black 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 2% Slovak 2% Portuguese 2%
• Foreign-born: 19% · Canada, Philippines
• Languages at home: 65% English-only · Spanish 33%

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: ▼ -329.59%
• Current HPI: 295.4309
• Rent YoY: ▼ -0.65%
• 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