3453 Bright Angel #27 · Firestone, CO 80504

$150,000

3 bd · 2.0 ba · 1,522 sqft · Manufactured public records · 91 Days on market

Built 1996 Est $167k · 10% under

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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 +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Remodeled Crestone Peak model. Move in Ready. Open floor plan, separate dining room with large kitchen island. New "trex" like decking in front and on huge back deck. Bright and airy, model. Master bedroom on opposite end of other bedrooms. Private fenced yard, with deck and patio and storage shed plus oversized garage. Beautiful upgrades. The Longview Community offers catch and release fishing pond, walking paths, play areas, pool, clubhouse. Easy commute to Longmont, Boulder, I25, Hwy 119, HWY 52 and County Line Rd.

Key facts

• Remodeled
• Open floor plan
• Laminate flooring

Tags

• REMODELED
• OPEN FLOOR PLAN
• SEPARATE DINING AREA
• LARGE ISLAND
• LAMINATE FLOORING
• NEWER TREX DECKING

Property features AI

Finance

• Other: Property located on a land lease in a park
• HOA & community: No association/HOA fees

Exterior

• Parking: Carport
• Utilities: City water (meter installed); No water rights; Public sewer; Natural gas available (Xcel); Electricity available; Trash service: Longview
• Home design: Manufactured in park; Mobile home; House faces south; Located on a cul-de-sac; Minimal flood or C rating
• Construction: Frame construction; Composition roof; Post and pier basement/foundation; Built by FTWD (Crestone Peak model)
• Exterior features: Patio; Deck; Land lease; Storage structure

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Pantry; Kitchen island; Skylights; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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; 2 comparable units currently listed for rent nearby; 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 $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $119k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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. 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: 1.69% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.78%
• DSCR: 2.37
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $167,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11171 Bluff	0.05mi	3/2.0	1,484 (-2%)	10mo	$119,000	$80	85
11171 Bluff Ldg #7	0.05mi	3/2.0	1,456 (-4%)	10mo	$119,000	$82	82
11481 Hot Spgs #78	0.27mi	3/2.0	1,536 (+1%)	5mo	$155,000	$101	82
11481 Hot Spgs	0.27mi	3/—	1,536 (+1%)	5mo	$155,000	$101	82
11273 Big Bnd #227	0.08mi	3/2.0	1,512 (-1%)	16mo	$164,900	$109	82
11148 Longview Blvd #13	0.08mi	3/2.0	1,620 (+6%)	5mo	$150,000	$93	81
11316 Big Bnd	0.15mi	3/2.0	1,512 (-1%)	13mo	$170,000	$112	81
3297 Far Vw	0.32mi	3/2.0	1,522 (0%)	7mo	$192,750	$127	79
11494 Glacier Pt #62	0.28mi	3/2.0	1,456 (-4%)	3mo	$181,400	$125	77
3332 Longview Blvd #300	0.17mi	3/2.0	1,620 (+6%)	18mo	$179,000	$110	67
3351 Rushmore	0.16mi	4/2.0 (+1)	1,626 (+7%)	17mo	$200,000	$123	62
3311 Far Vw #107	0.31mi	3/2.0	1,296 (-15%)	11mo	$179,900	$139	52

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: 22.2%
• Equity multiple: 1.88×
• Total profit: $36,846
• Equity at exit: $22,365

10-year hold

• IRR: 28.3%
• Equity multiple: 3.18×
• Total profit: $91,579
• Equity at exit: $12,969

Cash invested: $42,000 (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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,539 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $1,077

Break-even live

Break-even rent $1,175

Max offer price $150,000

Occupancy floor 53%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.20mi
2051 Zlaten Dr Longmont, CO	3.0	1.0–2.0	993	$2,984	$3.01	13d	32	1.40mi

Listing history 23 events

1. 2026-06-18
   days on market $150,000 Active 91 DOM
2. 2026-06-17
   days on market $150,000 Active 90 DOM
3. 2026-06-16
   days on market $150,000 Active 89 DOM
4. 2026-06-15
   days on market $150,000 Active 88 DOM
5. 2026-06-14
   days on market $150,000 Active 86 DOM
6. 2026-06-13
   days on market $150,000 Active 85 DOM
7. 2026-06-09
   days on market $150,000 Active 82 DOM
8. 2026-06-09
   days on market $150,000 Active 81 DOM
9. 2026-06-07
   days on market $150,000 Active 80 DOM
10. 2026-06-03
    price $150,000 Active 75 DOM
11. 2026-06-02
    days on market $160,000 Active 75 DOM
12. 2026-06-01
    days on market $160,000 Active 74 DOM
13. 2026-05-31
    days on market $160,000 Active 73 DOM
14. 2026-05-30
    days on market $160,000 Active 72 DOM
15. 2026-04-17
    price $160,000
16. 2026-03-16
    listed $165,000 Active
17. 2021-07-15
    soldstatus $119,000 Sold 542-char remark

    Show marketing remark (542 chars)

    Remodeled Crestone Peak model. Move in Ready. Open floor plan, separate dining room with large kitchen island. New "trex" like decking in front and on huge back deck. Bright and airy, model. Master bedroom on opposite end of other bedrooms. Private fenced yard, with deck and patio and storage shed plus oversized garage. Beautiful upgrades. The Longview Community offers catch and release fishing pond, walking paths, play areas, pool, clubhouse. Easy commute to Longmont, Boulder, I25, Hwy 119, HWY 52 and County Line Rd.

18. 2021-06-12
    historical Active - Backup 542-char remark

    Show marketing remark (542 chars)

    Remodeled Crestone Peak model. Move in Ready. Open floor plan, separate dining room with large kitchen island. New "trex" like decking in front and on huge back deck. Bright and airy, model. Master bedroom on opposite end of other bedrooms. Private fenced yard, with deck and patio and storage shed plus oversized garage. Beautiful upgrades. The Longview Community offers catch and release fishing pond, walking paths, play areas, pool, clubhouse. Easy commute to Longmont, Boulder, I25, Hwy 119, HWY 52 and County Line Rd.

19. 2021-05-20
    status Active 542-char remark

    Show marketing remark (542 chars)

    Remodeled Crestone Peak model. Move in Ready. Open floor plan, separate dining room with large kitchen island. New "trex" like decking in front and on huge back deck. Bright and airy, model. Master bedroom on opposite end of other bedrooms. Private fenced yard, with deck and patio and storage shed plus oversized garage. Beautiful upgrades. The Longview Community offers catch and release fishing pond, walking paths, play areas, pool, clubhouse. Easy commute to Longmont, Boulder, I25, Hwy 119, HWY 52 and County Line Rd.

20. 2021-05-19
    historical Active - Backup 542-char remark

    Show marketing remark (542 chars)

    Remodeled Crestone Peak model. Move in Ready. Open floor plan, separate dining room with large kitchen island. New "trex" like decking in front and on huge back deck. Bright and airy, model. Master bedroom on opposite end of other bedrooms. Private fenced yard, with deck and patio and storage shed plus oversized garage. Beautiful upgrades. The Longview Community offers catch and release fishing pond, walking paths, play areas, pool, clubhouse. Easy commute to Longmont, Boulder, I25, Hwy 119, HWY 52 and County Line Rd.

21. 2021-05-03
    listed $124,000 Active 542-char remark

    Show marketing remark (542 chars)

    Remodeled Crestone Peak model. Move in Ready. Open floor plan, separate dining room with large kitchen island. New "trex" like decking in front and on huge back deck. Bright and airy, model. Master bedroom on opposite end of other bedrooms. Private fenced yard, with deck and patio and storage shed plus oversized garage. Beautiful upgrades. The Longview Community offers catch and release fishing pond, walking paths, play areas, pool, clubhouse. Easy commute to Longmont, Boulder, I25, Hwy 119, HWY 52 and County Line Rd.

22. 2015-12-01
    soldstatus $45,000
23. 2002-10-16
    soldstatus $83,800

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $30,462
• − Mortgage interest: −$8,402
• − Property taxes: −$947
• − Insurance: −$750
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$4,364
• Taxable income: $11,125
• Est. tax owed @ 24.0%: −$2,670
• After-tax cash flow: $10,259/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

+90.9% since first listed

9 events — show timeline

• 2026-04-17 Price Changed $160,000 IRES
• 2026-03-16 Listed $165,000 IRES
• 2021-07-15 Sold (MLS) $119,000 IRES
• 2021-06-12 Contingent — IRES
• 2021-05-20 Relisted — IRES
• 2021-05-19 Contingent — IRES
• 2021-05-03 Listed $124,000 IRES
• 2015-12-01 Sold (Public Records) $45,000 Public Records
• 2002-10-16 Sold (Public Records) $83,800 Public Records

Property tax history

+5.8%/yr

Latest (2025): $947 · +239.0% YoY. Source: county tax records.