2500 E Harmony Rd #475 · Fort Collins, CO 80528

$80,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 106 Days on market

Built 1992 Est $72k · 11% over ↓ 4% since listing

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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
• Schools +4.5/10.0
• Appreciation +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0

Listing remarks

Fully Remodeled 3 Bedroom Mobile Home in Fort Collins, Move-In Ready in an All-Age Community. Beautifully and completely updated from top to bottom, offering modern finishes throughout. Inside, you'll find all new flooring, new cabinetry, new countertops, freshly painted interior walls, and new baseboards that give the home a clean and modern feel. The kitchen and bathrooms feature new sinks, updated plumbing fixtures, and stylish new light fixtures. The primary bathroom includes a beautifully tiled walk-in shower, while the main bathroom features a tiled tub/shower combination, adding both style and durability. New windows provide great natural light and improved efficiency. Outside, the h

Key facts

• Fully remodeled
• New flooring
• Modern finishes

Tags

• FULLY REMODELED
• MOVE IN READY
• MODERN FINISHES
• NEW FLOORING
• NEW CABINETRY
• NEW COUNTERTOPS

Property features AI

Finance

• Other: Minimal flood or C rating; Privately maintained road up to county standards; Directions: Home is located on the east side of the park on the second to the last left.

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Cable available; Satellite available
• Home design: Manufactured in park (mobile home); Under carriage: HUD
• Construction: Frame construction; Composition roof; Post and pier basement/foundation
• Exterior features: Deck; Storage structure; Land lease; Level lot; Paved lot; Asphalt road

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Eat-in kitchen; Open floorplan; Fire alarm

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.3% vs local median 2.6% in Fort Collins — 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 80/100 on livability (#11 in CO, #1,750 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Poudre School District R-1 (urban): math 45% / reading 60% proficiency, ranked #10 of 86 in CO (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.6%/yr); 189 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $553 of loan paydown is wiped out by about $1k 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 (-1.4% appreciation + 3.6% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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. 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?
5. 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.
6. 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.
7. 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: 2.85% ✓
• Cap rate: 26.28%
• Cash-on-cash: 71.37%
• DSCR: 4.18
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $72,072
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 E Harmony Rd #456	0.00mi	2/1.0 (-1)	924 (0%)	2mo	$55,000	$60	89
2500 E Harmony Rd #19	0.00mi	2/2.0 (-1)	876 (-5%)	18mo	$82,000	$94	71
2500 E Harmony Rd #104	0.00mi	3/2.0	1,038 (+12%)	22mo	$81,000	$78	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.42% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: 72.9%
• Equity multiple: 4.51×
• Total profit: $78,703
• Equity at exit: $17,725

10-year hold

• IRR: 75.8%
• Equity multiple: 9.41×
• Total profit: $188,477
• Equity at exit: $17,293

Cash invested: $22,400 (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 80528

• Home prices YoY: -0.6%
• Rents YoY: 3.6%
• Active inventory: 189
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$420
• Tax from tax record: −$15 /mo · $178/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $1,332

Break-even live

Break-even rent $592

Max offer price $80,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,378	-5% $1,355	+0% $1,332	+5% $1,310	+10% $1,287
Rent	-10% $1,152	-5% $1,242	+0% $1,332	+5% $1,422	+10% $1,512
Rate	-1.0pp $1,373	-0.5pp $1,353	base $1,332	+0.5pp $1,312	+1.0pp $1,290

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Timberwood Dr Fort Collins, CO	2.0–3.0	2.0	1048	$1,920	$1.83	14d	3	0.61mi
2002 Battlecreek Dr Fort Collins, CO	1.0–2.0	1.0–2.0	929	$2,265	$2.44	14d	15	0.88mi
5225 White Willow Dr Fort Collins, CO	2.0	2.0	1003	$1,940	$1.93	14d	1	1.00mi
4545 Wheaton Dr Fort Collins, CO	1.0–3.0	1.0–2.0	903	$2,200	$2.44	14d	5	1.21mi
2212 Vermont Dr Fort Collins, CO	1.0–2.0	1.0–2.0	852	$2,089	$2.45	14d	7	1.31mi
4470 S Lemay Ave Fort Collins, CO	1.0–2.0	1.0–2.0	870	$2,229	$2.56	14d	10	1.35mi
3465 Lochwood Dr Unit J39 Fort Collins, CO	2.0	1.5	1057	$1,795	$1.70	14d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 106 DOM
2. 2026-06-17
   days on market $80,000 Active 105 DOM
3. 2026-06-16
   days on market $80,000 Active 104 DOM
4. 2026-06-15
   days on market $80,000 Active 103 DOM
5. 2026-06-14
   days on market $80,000 Active 101 DOM
6. 2026-06-10
   days on market $80,000 Active 98 DOM
7. 2026-06-09
   days on market $80,000 Active 97 DOM
8. 2026-06-08
   days on market $80,000 Active 96 DOM
9. 2026-06-07
   days on market $80,000 Active 95 DOM
10. 2026-06-03
    days on market $80,000 Active 91 DOM
11. 2026-06-02
    days on market $80,000 Active 90 DOM
12. 2026-06-01
    days on market $80,000 Active 89 DOM
13. 2026-05-31
    days on market $80,000 Active 88 DOM
14. 2026-05-30
    pricedays on market $80,000 Active 87 DOM
15. 2026-05-18
    price $85,000
16. 2026-03-04
    listed $89,000 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: $178 · $15/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$262/yr (+$22/mo · 147.0%)

ⓘ 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 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,341
• − Mortgage interest: −$4,481
• − Property taxes: −$178
• − Insurance: −$400
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$2,327
• Taxable income: $15,580
• Est. tax owed @ 24.0%: −$3,739
• After-tax cash flow: $12,248/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: Poudre School District R-1
• NCES district ID: 0803990
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $57,281
• Composite: 45.5/100
• National rank: #2610
• State rank: #10 of 86 in CO

Livability — Fort Collins

• Score: 80/100
• State rank: #11
• US rank: #1750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Collins, CO
• County: Larimer County · 338,255 people
• City population: 202,303
• Metro: Fort Collins, CO
• Population (ZIP): 24,960
• Household income: $130,350
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 378.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 12% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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: ▼ -1.42%
• Current HPI: 244.4061
• Rent YoY: ▲ 3.60%
• 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

-4.5% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $85,000 IRES
• 2026-03-04 Listed $89,000 IRES

Property tax history

+8.5%/yr

Latest (2025): $178 · +45.9% YoY. Source: county tax records.