710 Quail Dr · Lafayette, CO 80026

$125,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 12 Days on market

Built 1982 Good condition Est $148k · 16% under

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Why this score? — see what drove the A- 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 +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO 710 Quail Dr, Lafayette, CO 80026 Fully remodeled and move-in ready! This beautiful home features 3 bedrooms, 2 bathrooms, and 1,440 square feet of updated living space. Enjoy modern finishes throughout, a functional floor plan, and an attached carport with parking for up to 3 vehicles. Purchase this home with as little as $7,000 down for qualified buyers with an ITIN or SSN. Financing options available for buyers with a minimum 650 credit score. 3 Bedrooms | 2 Bathrooms | 1,440 Sq Ft | Attached 3-Car Carport Contact me today for more information or to schedule your private showing. Financing terms subject to lender approval. Buyers are responsible for verifying all loan re

Key facts

• 3 parking spots
• Built 1982
• Listed 12 days

Property features AI

Finance

• Financial info: Land lease amount: $1,300 per month (lease expires June 30, 2027)
• HOA & community: Monthly land lease fee

Exterior

• Parking: Three parking spaces; Three carport spaces
• Utilities: Community sewer
• Home design: Manufactured in park (manufactured home); Individual ownership
• Construction: Manufacturer: Champion; Mobile home dimensions approximately 60' x 24'; Roof: Other
• Exterior features: Located in the Arbordale Acres park; Land lease in place (monthly)

Interior

• Kitchen: Kitchen equipped with a range, oven, dishwasher, and refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: Dishwasher; Oven; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 15.9% vs local median 2.6% in Lafayette — 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 85/100 on livability (#1 in CO, #566 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Aspen Creek K-8 School (math 44% / reading 60%, grade C-, #174 of 966 statewide, top 20%, 748 students, 21% FRL); Angevine Middle School (math 29% / reading 47%, grade F, #90 of 270 statewide, top 34%, 661 students, 44% FRL); Centaurus High School (math 54% / reading 74%, grade B-, #38 of 381 statewide, top 10%, 1,525 students, 32% FRL) — zoned schools average 32% FRL vs 16% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 200 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $864 of loan paydown is wiped out by about $4k 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 + 1.6% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $125,000

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.89% ✓
• Cap rate: 15.88%
• Cash-on-cash: 34.25%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $148,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Quail Dr	0.10mi	4/2.0 (+1)	1,440 (0%)	2mo	$155,000	$108	89
803 Quail Cv	0.14mi	3/2.0	1,440 (0%)	6mo	$134,000	$93	88
712 Meadowlark Dr	0.08mi	3/3.0	1,456 (+1%)	6mo	$118,500	$81	85
713 Quail Dr	0.04mi	3/2.0	1,456 (+1%)	17mo	$150,000	$103	82
706 Cardinal . Dr	0.20mi	3/2.0	1,456 (+1%)	12mo	$149,900	$103	79
728 Flamingo Dr	0.15mi	4/2.0 (+1)	1,440 (0%)	12mo	$169,000	$117	78
212 Skylark Cir	0.35mi	3/2.0	1,456 (+1%)	14mo	$125,000	$86	70
729 Merlin Dr	0.11mi	2/2.0 (-1)	1,560 (+8%)	14mo	$105,000	$67	65
710 E Cleveland St	0.28mi	3/2.0	1,280 (-11%)	6mo	$192,000	$150	63
702 Dove Dr	0.16mi	3/2.0	1,248 (-13%)	13mo	$114,000	$91	60
204 Skylark Cir	0.36mi	3/2.0	1,344 (-7%)	23mo	$210,000	$156	53
201 Skylark Cir	0.38mi	3/2.0	1,248 (-13%)	20mo	$168,000	$135	43

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 · 1.56% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.14×
• Total profit: $40,036
• Equity at exit: $18,638

10-year hold

• IRR: 34.6%
• Equity multiple: 3.96×
• Total profit: $103,506
• Equity at exit: $10,808

Cash invested: $35,000 (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 80026

• Rents YoY: 1.6%
• Active inventory: 200
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $999

Break-even live

Break-even rent $1,093

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 S Foote Ave Unit A Lafayette, CO	2.0	1.0	950	$1,325	$1.39	21d	1	0.13mi
718 Dove Dr Lafayette, CO	2.0	2.0	975	$2,204	$2.26	21d	1	0.16mi
204 E Emma St Lafayette, CO	3.0	2.0	1400	$2,625	$1.88	13d	1	0.34mi
440 Strathmore Ln Lafayette, CO	1.0–2.0	1.0–2.0	906	$2,405	$2.65	13d	15	0.40mi
601 Merlin Dr Lafayette, CO	2.0–3.0	1.0–2.0	973	$2,355	$2.42	13d	9	0.41mi
235 S Boulder Rd Lafayette, CO	3.0	1.0–3.5	1320	$3,428	$2.60	13d	1	0.54mi
211 W Simpson St Lafayette, CO	3.0	2.0	1635	$2,650	$1.62	13d	1	0.69mi
225 Cornelius St Lafayette, CO	3.0	3.5	1520	$2,795	$1.84	13d	1	0.74mi
332 S Carr Ave W Lafayette, CO	4.0	1.5	1536	$2,895	$1.88	21d	1	0.92mi
772 W Cleveland Cir Lafayette, CO	2.0	2.0	1290	$2,100	$1.63	21d	1	0.96mi
695 S Lafayette Dr Lafayette, CO	1.0–2.0	1.0–2.0	900	$2,473	$2.75	13d	27	1.31mi
1425 Bacchus Dr Unit C13 Lafayette, CO	2.0	1.0	900	$1,750	$1.94	13d	1	1.37mi
1110 # E Unit Centaur Cir unit Lafayette, CO	3.0	2.0	1375	$2,400	$1.75	21d	1	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $125,000 Active 12 DOM
2. 2026-06-17
   days on market $125,000 Active 11 DOM
3. 2026-06-16
   days on market $125,000 Active 10 DOM
4. 2026-06-15
   days on market $125,000 Active 9 DOM
5. 2026-06-14
   days on market $125,000 Active 7 DOM
6. 2026-06-13
   days on market $125,000 Active 6 DOM
7. 2026-06-10
   days on market $125,000 Active 4 DOM
8. 2026-06-09
   days on market $125,000 Active 3 DOM
9. 2026-06-09
   days on market $125,000 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $125,000 Active 1 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,296
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$3,636
• Taxable income: $10,630
• Est. tax owed @ 24.0%: −$2,551
• After-tax cash flow: $9,436/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This fully remodeled and move-in ready home features modern finishes and a functional floor plan. It is in good condition with no major repairs needed, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Lafayette

• Score: 85/100
• State rank: #1
• US rank: #566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, CO
• County: Boulder County · 271,666 people
• City population: 32,701
• Metro: Boulder, CO
• Population (ZIP): 32,701
• Household income: $120,187
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1019.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -489.04%
• Current HPI: 280.2819
• Rent YoY: ▲ 1.56%
• 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

1 event — show timeline

• 2026-06-06 Listed $125,000 REColorado as Distributed by MLS Grid