8325 Never Summer Cir · Loveland, CO 80528

$349,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 37 Days on market

Built 1978 5,425 sqft lot Est $403k · 13% under $60/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +15.2/30.0
• ARV discount +13.4/15.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• Appreciation +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully remodeled and move-in ready! This 3-bedroom, 2-bath ranch-style home in theestablished Mountain Range Shadows neighborhood of Fort Collins offers 1,344 square feet ofbright, updated living space. A bright living room fills with natural light and flows into the open-concept dining and kitchen - perfect for entertaining and everyday living. The remodeledkitchen features quartz countertops, a new sink, tile backsplash, updated cabinets, andstainless-steel appliances. Enjoy luxury vinyl plank flooring in the main areas, new carpet andabundant closet space in all three bedrooms, fresh interior paint, and two tastefully updatedbaths.Outside, a low-maintenance xeriscape yard, mountain views, and a private backyard createyour own outdoor oasis, complemented by an oversized detached 2-car garage with a newautomatic overhead door. HOA amenities include a community pool, playground, tennis andbasketball courts, and trash pickup, with RV storage available for a fee. Served by PoudreSchool District and just minutes from I-25, the home offers easy Front Range commuting andstrong investment potential near the new Amazon facility. Traditional financing is available -come see it for yourself!

Key facts

• Quartz countertops
• Xeriscape yard
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• XERISCAPE YARD

Property features AI

Finance

• HOA & community: Community association (Mountain Shadows), professionally managed; Association fee $60 monthly ($720 annually)

Exterior

• Parking: 2 covered garage spaces; Concrete parking
• Utilities: Public sewer
• Home design: Manufactured house; Single-family residence; One story; Property unattached; Owned by a corporation/trust
• Construction: Vinyl siding; Composition roof; Built as part of the Mountain Shadows community
• Exterior features: Level lot; Public water

Interior

• Kitchen: Cooktop; Oven; Range; Range hood; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 total bathrooms — 1 three-quarter bath and 1 half bath (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Quartz counters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (15.5% below list).
• Recommended offer: $296k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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.
• Zoned schools: Bacon Elementary School (math 67% / reading 47%, grade C+, #115 of 966 statewide, top 14%, 420 students, 17% FRL); Preston Middle School (math 53% / reading 59%, grade B-, #22 of 270 statewide, top 9%, 545 students, 18% FRL); Fossil Ridge High School (math 63% / reading 83%, grade B+, #16 of 381 statewide, top 4%, 2,053 students, 9% FRL).
• Market conditions: Rents rising (+3.6%/yr); 189 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $225k; list at $350k implies a 56% 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 $295,828 (15.5% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $403,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8416 Peakview Dr	0.08mi	3/2.0	1,152 (-14%)	10mo	$346,000	$300	64
8501 Mummy Range Dr	0.17mi	3/2.0	1,540 (+15%)	6mo	$357,000	$232	63

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: -5.6%
• Equity multiple: 0.76×
• Total profit: $-23,331
• Equity at exit: $77,526

10-year hold

• IRR: 2.1%
• Equity multiple: 1.19×
• Total profit: $18,792
• Equity at exit: $75,635

Cash invested: $97,972 (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 80528

• Home prices YoY: -0.6%
• Rents YoY: 3.6%
• Active inventory: 189
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,958 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$146
• HOA: −$60
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $123

Break-even live

Break-even rent $2,803

Max offer price $349,900

Occupancy floor 91%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6153 American Oaks St Loveland, CO	1.0–3.0	1.0–2.5	1217	$3,123	$2.57	13d	35	0.64mi
6510 Crystal Downs Dr #205 Windsor, CO	2.0	2.0	1100	$3,150	$2.86	14d	1	1.19mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: trashpool

Listing history 43 events

1. 2026-06-18
   days on market $349,900 Active 37 DOM
2. 2026-06-17
   days on market $349,900 Active 36 DOM
3. 2026-06-16
   days on market $349,900 Active 35 DOM
4. 2026-06-15
   days on market $349,900 Active 34 DOM
5. 2026-06-14
   days on market $349,900 Active 32 DOM
6. 2026-06-10
   days on market $349,900 Active 29 DOM
7. 2026-06-09
   days on market $349,900 Active 28 DOM
8. 2026-06-08
   days on market $349,900 Active 27 DOM
9. 2026-06-07
   days on market $349,900 Active 26 DOM
10. 2026-06-03
    days on market $349,900 Active 22 DOM
11. 2026-06-02
    days on market $349,900 Active 21 DOM
12. 2026-06-01
    days on market $349,900 Active 20 DOM
13. 2026-05-31
    days on market $349,900 Active 19 DOM
14. 2026-05-30
    days on market $349,900 Active 18 DOM
15. 2026-05-12
    listed $349,900 Active 1206-char remark

    Show marketing remark (1234 chars)

    Beautifully remodeled and move-in ready! This 3-bedroom, 2-bath ranch-style home in the established Mountain Range Shadows neighborhood of Fort Collins offers 1,344 square feet of bright, updated living space. A bright living room fills with natural light and flows into the open- concept dining and kitchen - perfect for entertaining and everyday living. The remodeled kitchen features quartz countertops, a new sink, tile backsplash, updated cabinets, and stainless-steel appliances. Enjoy luxury vinyl plank flooring in the main areas, new carpet and abundant closet space in all three bedrooms, fresh interior paint, and two tastefully updated baths. Outside, a low-maintenance xeriscape yard, mountain views, and a private backyard create your own outdoor oasis, complemented by an oversized detached 2-car garage with a new automatic overhead door. HOA amenities include a community pool, playground, tennis and basketball courts, and trash pickup, with RV storage available for a fee. Served by Poudre School District and just minutes from I-25, the home offers easy Front Range commuting and strong investment potential near the new Amazon facility. Traditional financing is available - come see it for yourself!

16. 2026-05-12
    listed $349,900 Active 1234-char remark

    Show marketing remark (1234 chars)

    Beautifully remodeled and move-in ready! This 3-bedroom, 2-bath ranch-style home in the established Mountain Range Shadows neighborhood of Fort Collins offers 1,344 square feet of bright, updated living space. A bright living room fills with natural light and flows into the open- concept dining and kitchen - perfect for entertaining and everyday living. The remodeled kitchen features quartz countertops, a new sink, tile backsplash, updated cabinets, and stainless-steel appliances. Enjoy luxury vinyl plank flooring in the main areas, new carpet and abundant closet space in all three bedrooms, fresh interior paint, and two tastefully updated baths. Outside, a low-maintenance xeriscape yard, mountain views, and a private backyard create your own outdoor oasis, complemented by an oversized detached 2-car garage with a new automatic overhead door. HOA amenities include a community pool, playground, tennis and basketball courts, and trash pickup, with RV storage available for a fee. Served by Poudre School District and just minutes from I-25, the home offers easy Front Range commuting and strong investment potential near the new Amazon facility. Traditional financing is available - come see it for yourself!

17. 2026-05-12
    listed $349,900 Active 1234-char remark

    Show marketing remark (1234 chars)

    Beautifully remodeled and move-in ready! This 3-bedroom, 2-bath ranch-style home in the established Mountain Range Shadows neighborhood of Fort Collins offers 1,344 square feet of bright, updated living space. A bright living room fills with natural light and flows into the open- concept dining and kitchen - perfect for entertaining and everyday living. The remodeled kitchen features quartz countertops, a new sink, tile backsplash, updated cabinets, and stainless-steel appliances. Enjoy luxury vinyl plank flooring in the main areas, new carpet and abundant closet space in all three bedrooms, fresh interior paint, and two tastefully updated baths. Outside, a low-maintenance xeriscape yard, mountain views, and a private backyard create your own outdoor oasis, complemented by an oversized detached 2-car garage with a new automatic overhead door. HOA amenities include a community pool, playground, tennis and basketball courts, and trash pickup, with RV storage available for a fee. Served by Poudre School District and just minutes from I-25, the home offers easy Front Range commuting and strong investment potential near the new Amazon facility. Traditional financing is available - come see it for yourself!

18. 2026-03-30
    soldstatus $225,000
19. 2026-03-19
    soldstatus $200,000
20. 2026-03-02
    listed $225,000
21. 2026-03-02
    listed $225,000
22. 2015-05-20
    soldstatus $130,000
23. 2015-05-19
    soldstatus $130,000
24. 2015-05-19
    soldstatus $130,000 Sold
25. 2015-05-08
    historical Active - Backup
26. 2015-05-05
    listed $140,000 Active
27. 2015-05-01
    listed $140,000
28. 2013-01-08
    historical
29. 2012-12-18
    listed $95,000 Active
30. 2012-12-14
    historical
31. 2012-12-05
    price $95,000
32. 2012-10-30
    listed $100,000 Active
33. 2007-06-21
    soldstatus $77,900
34. 2007-03-15
    listed $79,900
35. 2007-01-08
    historical
36. 2006-12-01
    listed $120,000
37. 2005-02-03
    soldstatus $124,000
38. 2005-02-01
    soldstatus $124,000
39. 2004-11-29
    listed $124,000
40. 2004-10-07
    soldstatus $74,800
41. 2004-10-04
    soldstatus $74,800
42. 2004-06-16
    listed $81,000
43. 1998-01-01
    soldstatus $84,000

ⓘ 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: $2,083 · $174/mo
• Projected year-2 tax: $2,083 · $174/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 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,499
• − Mortgage interest: −$19,600
• − Property taxes: −$2,083
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,840
• − Management: −$2,840
• − HOA: −$720
• − Depreciation: −$10,179
• Taxable loss: −$4,512
• Est. tax savings @ 24.0%: +$1,083
• After-tax cash flow: $2,556/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 — 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

• County: Larimer County · 338,255 people
• City population: 94,535
• 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

+316.5% since first listed

29 events — show timeline

• 2026-05-12 Listed $349,900 IRES
• 2026-05-12 Listed $349,900 REColorado as Distributed by MLS Grid
• 2026-05-12 Listed $349,900 IRES
• 2026-03-30 Sold (Public Records) $225,000 Public Records
• 2026-03-19 Sold (Public Records) $200,000 Public Records
• 2026-03-02 Listed $225,000 IRES
• 2026-03-02 Listed $225,000 REColorado as Distributed by MLS Grid
• 2015-05-20 Sold (Public Records) $130,000 Public Records
• 2015-05-19 Sold (MLS) $130,000 IRES
• 2015-05-19 Sold (MLS) $130,000 REColorado as Distributed by MLS Grid
• 2015-05-08 Contingent — IRES
• 2015-05-05 Listed $140,000 IRES
• 2015-05-01 Listed $140,000 REColorado as Distributed by MLS Grid
• 2013-01-08 Listing Removed — IRES
• 2012-12-18 Listed $95,000 IRES
• 2012-12-14 Listing Removed — IRES
• 2012-12-05 Price Changed $95,000 IRES
• 2012-10-30 Listed $100,000 IRES
• 2007-06-21 Sold (MLS) $77,900 IRES
• 2007-03-15 Listed $79,900 IRES
• 2007-01-08 Listing Removed — IRES
• 2006-12-01 Listed $120,000 IRES
• 2005-02-03 Sold (Public Records) $124,000 Public Records
• 2005-02-01 Sold (MLS) $124,000 IRES
• 2004-11-29 Listed $124,000 IRES
• 2004-10-07 Sold (Public Records) $74,800 Public Records
• 2004-10-04 Sold (MLS) $74,800 IRES
• 2004-06-16 Listed $81,000 IRES
• 1998-01-01 Sold (Public Records) $84,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,083 · +12.5% YoY. Source: county tax records.