1663 Jade Dr #151 · Loveland, CO 80537

$124,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 89 Days on market

Built 2000

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to Sell! In a lovely Senior (55+ age restricted) Park. Come see this lovely 3 bedroom 2 bath Double Wide home with 2 car carport & ramp in Sunset Park!Beautiful cabinets in kitchen and dining area*Built-in hutch*Pantry*Linen Closet*Luxury Master Bath with soaker tub & walk-in shower*Skylights*Vinyl Windows*All appliances stay*Bright & Open(buyer to verify)*Fencing ok*Central A/C*Buyer to verify measurements*needs new flooring*Home being As-Is

Key facts

• Covered deck
• New furnace
• Attached garage

Tags

• MANUFACTURED HOME COMMUNITY
• FULLY FENCED BACKYARD
• COVERED DECK
• CENTRAL AIR CONDITIONING UNIT
• NEW FURNACE
• ATTACHED GARAGE

Property features AI

Finance

• Other: Minimal flood or C rating; No improvements reported; Energy-efficient features: windows, doors, thermostat

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available (XCEL); Electricity available; Cable available; Satellite available; High-speed internet available
• Home design: Manufactured in park; Manufactured home; Southern exposure
• Construction: Vinyl siding; Composition roof; Built by Highland Manufacturing Co
• Exterior features: Deck; Fenced yard; Other fencing; Deciduous trees; Level lot; Abuts park; House faces south; Paved surface; Sidewalks; Street lighting; Fire hydrant within 500 feet; Asphalt road surface; City street frontage; Level drive; Near bus

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Garbage disposal
• Bedrooms: 3 bedrooms
• Flooring: Low carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Two or more heat sources; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Separate dining room; Cathedral ceilings; Open floor plan; Workshop; Pantry; Walk-in closets; Skylights; Window coverings; Fire alarm

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.9% in Loveland — 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 (#52 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A; Watch: crime C-, commute F, cost of living F.
• Thompson School District R-2J (suburban): math 28% / reading 48% proficiency, ranked #28 of 86 in CO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winona Elementary School (math 15% / reading 22%, grade F, #724 of 966 statewide, top 77%, 250 students, 68% FRL); Mountain View High School (math 24% / reading 51%, grade F, #192 of 381 statewide, top 51%, 1,138 students, 35% FRL) — zoned schools average 51% FRL vs 29% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 283 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,786 units permitted in Larimer County in 2024 (402 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.
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $125k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.39% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.79%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $82,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1234 Limestone Ave #97	0.08mi	3/2.0	1,512 (+4%)	2mo	$132,500	$88	88
1726 Garnet St #126	0.08mi	3/2.0	1,512 (+4%)	4mo	$115,000	$76	86
1711 Jade Dr #149	0.02mi	3/2.0	1,428 (-2%)	12mo	$64,000	$45	86
1829 Sandstone Ct #77	0.12mi	3/2.0	1,296 (-11%)	0mo	$71,900	$55	76
1757 Sandstone Dr #132	0.07mi	3/2.0	1,344 (-8%)	10mo	$95,000	$71	76
1694 Garnet St #124	0.08mi	3/2.0	1,568 (+8%)	10mo	$90,000	$57	76
1695 Pearl Dr #165	0.03mi	3/2.0	1,568 (+8%)	12mo	$110,000	$70	75
1759 Jade Dr #146	0.05mi	3/2.0	1,296 (-11%)	8mo	$60,000	$46	72
1166 Madison Ave #127	0.23mi	3/2.0	1,566 (+8%)	6mo	$69,900	$45	72
1166 Madison Ave #136	0.23mi	3/2.0	1,296 (-11%)	4mo	$48,000	$37	68
1166 Madison Ave #206	0.23mi	3/2.0	1,620 (+11%)	6mo	$75,000	$46	65
1166 Madison Ave #183	0.23mi	2/2.0 (-1)	1,248 (-14%)	12mo	$75,000	$60	50

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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.55×
• Total profit: $19,315
• Equity at exit: $18,623

10-year hold

• IRR: 22.9%
• Equity multiple: 3.02×
• Total profit: $70,526
• Equity at exit: $10,799

Cash invested: $34,972 (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 80537

• Rents YoY: 3.6%
• Active inventory: 283
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$655
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $606

Break-even live

Break-even rent $970

Max offer price $124,900

Occupancy floor 60%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1302 Nickel Dr Unit 1 Loveland, CO	3.0	1.0	950	$1,300	$1.37	23d	1	0.29mi
1710 E 16th St Loveland, CO	2.0	1.5	900	$1,427	$1.59	23d	1	0.29mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	23d	1	0.30mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	14d	1	0.37mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	23d	1	0.41mi
734 Madison Ave Loveland, CO	3.0	1.0	1200	$1,800	$1.50	14d	1	0.48mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,991	$2.36	14d	1	0.64mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	14d	1	0.84mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,360	$2.52	14d	17	1.01mi
1116 Cleveland Ave Loveland, CO	2.0	1.0	1338	$1,345	$1.01	23d	1	1.12mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	23d	5	1.15mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,335	$1.97	14d	1	1.18mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	23d	3	1.21mi
246 N Cleveland Ave Loveland, CO	3.0	1.0–2.0	1022	$3,102	$3.03	14d	11	1.35mi
110 E 1st St Loveland, CO	2.0	2.0	1300	$1,695	$1.30	23d	1	1.47mi
140 E 1st St Loveland, CO	2.0	2.0	875	$1,795	$2.05	14d	1	1.48mi

Listing history 13 events

1. 2026-05-31
   days on market $124,900 Active 89 DOM
2. 2026-05-30
   days on market $124,900 Active 88 DOM
3. 2026-03-25
   price $124,900
4. 2026-03-14
   price $129,900
5. 2026-03-03
   listed $135,500 Active
6. 2026-03-01
   historical
7. 2025-11-16
   listed $135,500 Active
8. 2019-08-08
   soldstatus $48,250 Sold 465-char remark

   Show marketing remark (465 chars)

   Priced to Sell! In a lovely Senior (55+ age restricted) Park. Come see this lovely 3 bedroom 2 bath Double Wide home with 2 car carport & ramp in Sunset Park!Beautiful cabinets in kitchen and dining area*Built-in hutch*Pantry*Linen Closet*Luxury Master Bath with soaker tub & walk-in shower*Skylights*Vinyl Windows*All appliances stay*Bright & Open(buyer to verify)*Fencing ok*Central A/C*Buyer to verify measurements*needs new flooring*Home being As-Is

9. 2019-07-03
   historical Active - Backup 465-char remark

   Show marketing remark (465 chars)

   Priced to Sell! In a lovely Senior (55+ age restricted) Park. Come see this lovely 3 bedroom 2 bath Double Wide home with 2 car carport & ramp in Sunset Park!Beautiful cabinets in kitchen and dining area*Built-in hutch*Pantry*Linen Closet*Luxury Master Bath with soaker tub & walk-in shower*Skylights*Vinyl Windows*All appliances stay*Bright & Open(buyer to verify)*Fencing ok*Central A/C*Buyer to verify measurements*needs new flooring*Home being As-Is

10. 2019-06-29
    price $55,000 465-char remark

    Show marketing remark (465 chars)

    Priced to Sell! In a lovely Senior (55+ age restricted) Park. Come see this lovely 3 bedroom 2 bath Double Wide home with 2 car carport & ramp in Sunset Park!Beautiful cabinets in kitchen and dining area*Built-in hutch*Pantry*Linen Closet*Luxury Master Bath with soaker tub & walk-in shower*Skylights*Vinyl Windows*All appliances stay*Bright & Open(buyer to verify)*Fencing ok*Central A/C*Buyer to verify measurements*needs new flooring*Home being As-Is

11. 2019-06-18
    price $65,000 465-char remark

    Show marketing remark (465 chars)

    Priced to Sell! In a lovely Senior (55+ age restricted) Park. Come see this lovely 3 bedroom 2 bath Double Wide home with 2 car carport & ramp in Sunset Park!Beautiful cabinets in kitchen and dining area*Built-in hutch*Pantry*Linen Closet*Luxury Master Bath with soaker tub & walk-in shower*Skylights*Vinyl Windows*All appliances stay*Bright & Open(buyer to verify)*Fencing ok*Central A/C*Buyer to verify measurements*needs new flooring*Home being As-Is

12. 2019-06-04
    price $75,000 465-char remark

    Show marketing remark (465 chars)

    Priced to Sell! In a lovely Senior (55+ age restricted) Park. Come see this lovely 3 bedroom 2 bath Double Wide home with 2 car carport & ramp in Sunset Park!Beautiful cabinets in kitchen and dining area*Built-in hutch*Pantry*Linen Closet*Luxury Master Bath with soaker tub & walk-in shower*Skylights*Vinyl Windows*All appliances stay*Bright & Open(buyer to verify)*Fencing ok*Central A/C*Buyer to verify measurements*needs new flooring*Home being As-Is

13. 2019-05-10
    listed $85,000 Active 465-char remark

    Show marketing remark (465 chars)

    Priced to Sell! In a lovely Senior (55+ age restricted) Park. Come see this lovely 3 bedroom 2 bath Double Wide home with 2 car carport & ramp in Sunset Park!Beautiful cabinets in kitchen and dining area*Built-in hutch*Pantry*Linen Closet*Luxury Master Bath with soaker tub & walk-in shower*Skylights*Vinyl Windows*All appliances stay*Bright & Open(buyer to verify)*Fencing ok*Central A/C*Buyer to verify measurements*needs new flooring*Home being As-Is

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $707 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,837
• − Mortgage interest: −$6,996
• − Property taxes: −$707
• − Insurance: −$624
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$3,633
• Taxable income: $5,542
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $5,940/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: Thompson School District R-2J
• NCES district ID: 0805400
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,040
• Composite: 34.01/100
• National rank: #5313
• State rank: #28 of 86 in CO

Livability — Loveland

• Score: 73/100
• State rank: #52
• US rank: #5353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loveland, CO
• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 44,425
• Household income: $86,325
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1703.0

Population outlook (Larimer County) Hauer SSP2

• Today (2025): 415,361 people
• By 2030: 457,762 · +10.2%
• By 2040: 542,310 · +30.6%
• By 2050: 627,048 · +51.0%
• By 2075: 833,722 · +100.7%
• By 2100: 952,590 · +129.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Larimer

• 2024 margin: D (+17.6) · D 57.4% · R 39.8% · Other 2.9%
• 2008→2024 swing: +7.9pp toward D · 2008: 9.7pp · 2024: 17.6pp
• All cycles: 2024: D+17.6 2020: D+15.4 2016: D+4.9 2012: D+5.2 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -606.26%
• Current HPI: 253.4939
• Rent YoY: ▲ 3.57%
• Metro: Fort Collins, 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

+46.9% since first listed

11 events — show timeline

• 2026-03-25 Price Changed $124,900 IRES
• 2026-03-14 Price Changed $129,900 IRES
• 2026-03-03 Listed $135,500 IRES
• 2026-03-01 Listing Removed — IRES
• 2025-11-16 Listed $135,500 IRES
• 2019-08-08 Sold (MLS) $48,250 IRES
• 2019-07-03 Contingent — IRES
• 2019-06-29 Price Changed $55,000 IRES
• 2019-06-18 Price Changed $65,000 IRES
• 2019-06-04 Price Changed $75,000 IRES
• 2019-05-10 Listed $85,000 IRES

Property tax history

+4.8%/yr

Latest (2025): $707 · +373.7% YoY. Source: county tax records.