435 N 35th Ave #320 · Greeley, CO 80631

$35,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 8 Days on market

Built 1999

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 2-bath mobile home offering 1,188 sq ft of comfortable living space. Open layout connects the living area and kitchen for easy everyday living. Primary suite features a private bath, plus two additional bedrooms for guests or office use. Convenient Greeley location near shopping, dining, and major routes. A great opportunity to add your personal touch and value. Property sold AS-IS

Key facts

• Private bath
• Open layout
• Convenient location

Tags

• OPEN LAYOUT
• PRIVATE BATH
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No association fees or transfer fees

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water with meter installed; No water rights; Public sewer; Natural gas available (Atmos); Electricity available; High-speed internet available
• Home design: Manufactured in park (mobile home)
• Construction: Composition roof; Other construction materials
• Exterior features: Minimal flood risk (C rating)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Electric range; Dishwasher; Refrigerator; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 35.7% 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-, crime F, amenities 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: Winograd K-8 Elementary School (math 27% / reading 37%, grade F, #475 of 966 statewide, top 51%, 593 students, 66% FRL); Northridge High School (math 13% / reading 36%, grade F, #266 of 381 statewide, top 79%, 1,253 students, 64% FRL).
• Market conditions: Rents soft (-0.7%/yr); 180 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $35,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 3.93% ✓
• Cap rate: 35.75%
• Cash-on-cash: 105.20%
• DSCR: 5.68
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $73,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 N 35th Ave #320	0.00mi	3/2.0	1,188 (0%)	1mo	$24,500	$21	99
435 N 35th Ave #286	0.00mi	3/2.0	1,216 (+2%)	1mo	$34,000	$28	95
435 N 35th Ave #468	0.00mi	3/2.0	1,216 (+2%)	2mo	$86,000	$71	94
435 N 35th Ave #360	0.00mi	3/2.0	1,280 (+8%)	4mo	$75,000	$59	84
435 N 35th Ave #309	0.00mi	3/2.0	1,280 (+8%)	6mo	$73,000	$57	82
431 N 35th Ave #30	0.27mi	3/2.0	1,216 (+2%)	10mo	$103,000	$85	76
435 N 35th Avenue #392	0.00mi	3/2.0	1,056 (-11%)	9mo	$86,000	$81	74
309 31st Ave #5	0.39mi	3/2.0	1,078 (-9%)	3mo	$255,000	$237	64
2700 W C St #88	0.66mi	3/—	1,216 (+2%)	7mo	$60,000	$49	60
2700 W C St #74	0.75mi	3/2.0	1,216 (+2%)	6mo	$60,000	$49	56
200 N 35th Ave #178	0.46mi	3/2.0	1,344 (+13%)	4mo	$115,000	$86	54
2700 W C St #89	0.67mi	3/2.0	1,056 (-11%)	4mo	$65,800	$62	47

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: —
• Equity multiple: 5.59×
• Total profit: $45,030
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 10.61×
• Total profit: $94,152
• Equity at exit: $3,026

Cash invested: $9,800 (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 80631

• Rents YoY: -0.7%
• Active inventory: 180
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$184
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $859

Break-even live

Break-even rent $286

Max offer price $35,000

Occupancy floor 32%

Sensitivity live

Price	-10% $879	-5% $869	+0% $859	+5% $849	+10% $839
Rent	-10% $751	-5% $805	+0% $859	+5% $913	+10% $968
Rate	-1.0pp $877	-0.5pp $868	base $859	+0.5pp $850	+1.0pp $841

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 N 30th Ave Unit Basement 2br Greeley, CO	2.0	1.0	1100	$800	$0.73	24d	1	0.26mi
3004 W A Street Rd Greeley, CO	2.0	1.0	750	$1,395	$1.86	14d	8	0.50mi
3208 W 7th St Greeley, CO	2.0–3.0	1.0–2.0	957	$1,672	$1.75	14d	5	0.99mi
709 37th Ave Unit 3 Greeley, CO	2.0	1.5	1000	$1,195	$1.20	24d	1	0.99mi
804 37th Avenue Ct Unit 4 Greeley, CO	2.0	1.5	975	$995	$1.02	24d	1	1.08mi
808 37th Ave Unit A Greeley, CO	2.0	1.5	900	$1,250	$1.39	24d	1	1.08mi
821 35th Avenue Ct Greeley, CO	2.0	1.0	950	$1,530	$1.61	14d	1	1.10mi
712 27th Ave Greeley, CO	2.0	1.0	830	$1,299	$1.57	24d	5	1.13mi
705 26th Ave Greeley, CO	2.0	1.0	850	$1,190	$1.40	14d	1	1.14mi
724 27th Ave Greeley, CO	3.0	2.0	1248	$1,700	$1.36	14d	1	1.17mi
2306 W 7th St Greeley, CO	3.0	1.0	897	$1,850	$2.06	21d	1	1.38mi
4323 9th St Rd Greeley, CO	3.0	3.0	1436	$1,800	$1.25	24d	1	1.40mi
3950 W 12th St #3 Greeley, CO	2.0	2.0	1194	$2,100	$1.76	24d	1	1.48mi

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-21
   listed $35,000 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: $337 · $28/mo
• Projected year-2 tax: $337 · $28/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: $16,486
• − Mortgage interest: −$1,961
• − Property taxes: −$337
• − Insurance: −$175
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$1,018
• Taxable income: $10,357
• Est. tax owed @ 24.0%: −$2,486
• After-tax cash flow: $7,823/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

Price history

2 events — show timeline

• 2026-04-29 Pending — IRES
• 2026-04-21 Listed $35,000 IRES

Property tax history

+3.1%/yr

Latest (2025): $337 · +296.0% YoY. Source: county tax records.