3324 Coyote Ln · Evans, CO 80620

$115,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 17 Days on market

Built 2005 Good condition Est $115k · at est.

---

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 +7.6/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean spacious manufactured home in Cave Creek. Lot rent of $500 includes trash service, access to workout facility, swimming pool and clubhouse. 3 Bedrooms, 2 baths, large kitchen and dining area. Storage shed. New roof, new hot water heater.

Key facts

• Laminate flooring
• New furnace
• New siding

Tags

• UPDATED MANUFACTURED HOME
• NEW SIDING
• GRANITE COUNTERTOPS
• NEW CARPET
• LAMINATE FLOORING
• NEW FURNACE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water with meter installed; Public sewer; Natural gas available (Atmos); Electricity available; Satellite available
• Home design: Manufactured home in park
• Construction: Vinyl siding; Composition roof
• Exterior features: Paved lot with curbs, gutters and sidewalks; Street lighting; Level lot and level driveway; Near bus service; Storage structure

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Window coverings; Fire alarm

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 3.8% in Evans — 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 69/100 on livability (#104 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: crime C-, amenities F, health & safety 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: Dos Rios Elementary School (math 2% / reading 17%, grade F, #913 of 966 statewide, top 95%, 480 students, 81% FRL); Greeley West High School (math 20% / reading 39%, grade F, #244 of 381 statewide, top 66%, 1,885 students, 64% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.8%/yr); 120 active listings in the ZIP; 6 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 32% of the median local income ($74k/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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $115k implies a 188% gain — meaningful room to come down on a strong offer.

Recommended offer $113,275 (1.5% below list)

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 F-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. 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: 1.73% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.01%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $115,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3301 Coyote Ln #26	0.09mi	3/2.0	1,344 (-4%)	3mo	$115,000	$86	86
4130 Mesquite Ln	0.22mi	3/2.0	1,458 (+4%)	8mo	$125,000	$86	76
3400 Yucca Cir #218	0.32mi	3/2.0	1,344 (-4%)	7mo	$120,000	$89	72
4013 Wapiti Way	0.12mi	4/2.0 (+1)	1,568 (+12%)	1mo	$123,000	$78	69
4225 Buffalo Trl #396	0.45mi	3/2.0	1,456 (+4%)	10mo	$132,500	$91	64
4210 Cedar Ln #185	0.21mi	3/2.0	1,216 (-13%)	4mo	$99,500	$82	64
3340 Yucca Cir	0.25mi	3/2.0	1,216 (-13%)	3mo	$72,000	$59	64
2920 Foxtail Ln #334	0.35mi	3/2.0	1,216 (-13%)	1mo	$86,000	$71	60
3105 Foxtail Ln #308	0.26mi	4/2.0 (+1)	1,568 (+12%)	4mo	$135,000	$86	60
4304 Wapiti Way #249	0.31mi	3/2.0	1,232 (-12%)	9mo	$75,000	$61	58
3308 Antelope Way #279	0.36mi	3/2.0	1,216 (-13%)	8mo	$95,000	$78	55
4324 Buffalo Trl	0.47mi	3/2.0	1,216 (-13%)	7mo	$65,000	$53	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.78×
• Total profit: $25,141
• Equity at exit: $17,147

10-year hold

• IRR: 26.1%
• Equity multiple: 2.97×
• Total profit: $63,306
• Equity at exit: $9,943

Cash invested: $32,200 (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 80620

• Home prices YoY: -20.9%
• Rents YoY: -1.8%
• Active inventory: 120
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $778

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 56%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2846 Arbor Dr #2898 Evans, CO	2.0	1.5–2.0	1327	$1,738	$1.31	13d	3	0.54mi
3770 Ponderosa Ct #1 Evans, CO	2.0	2.0	1047	$1,650	$1.58	23d	1	0.61mi
3301 Abbey Rd Evans, CO	1.0–3.0	1.0–2.0	913	$2,112	$2.31	13d	10	0.89mi
2506 32nd St Evans, CO	2.0–3.0	2.0	1155	$2,025	$1.75	23d	1	0.97mi
1725 Rowan Ln Evans, CO	3.0	1.5	1190	$2,099	$1.76	13d	1	1.29mi
4620 Tuscany St Evans, CO	1.0–3.0	1.0–2.0	1016	$2,350	$2.31	23d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 17 DOM
2. 2026-06-17
   days on market $115,000 Active 16 DOM
3. 2026-06-16
   days on market $115,000 Active 15 DOM
4. 2026-06-15
   days on market $115,000 Active 14 DOM
5. 2026-06-14
   days on market $115,000 Active 12 DOM
6. 2026-06-10
   days on market $115,000 Active 9 DOM
7. 2026-06-09
   days on market $115,000 Active 8 DOM
8. 2026-06-08
   days on market $115,000 Active 7 DOM
9. 2026-06-07
   days on market $115,000 Active 6 DOM
10. 2026-06-03
    days on market $115,000 Active 2 DOM
11. 2026-06-01
    remarks 501-char remark
12. 2026-06-01
    pricedays on marketlisting id $115,000 Active 1 DOM
13. 2026-04-21
    price $129,500
14. 2026-03-06
    listed $135,000 Active
15. 2015-07-13
    soldstatus $40,000 Sold 244-char remark

    Show marketing remark (244 chars)

    Clean spacious manufactured home in Cave Creek. Lot rent of $500 includes trash service, access to workout facility, swimming pool and clubhouse. 3 Bedrooms, 2 baths, large kitchen and dining area. Storage shed. New roof, new hot water heater.

16. 2015-06-30
    listed Active - Backup 244-char remark

    Show marketing remark (244 chars)

    Clean spacious manufactured home in Cave Creek. Lot rent of $500 includes trash service, access to workout facility, swimming pool and clubhouse. 3 Bedrooms, 2 baths, large kitchen and dining area. Storage shed. New roof, new hot water heater.

17. 2015-05-01
    historical
18. 2015-05-01
    listed $40,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,897
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$3,345
• Taxable income: $7,986
• Est. tax owed @ 24.0%: −$1,917
• After-tax cash flow: $7,425/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home features updated exterior siding and interior paint, with good condition throughout. Minor updates to exterior and flooring would further enhance its value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet — improves comfort and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet — improves comfort and resale value ↑

ⓘ 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: 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 — Evans

• Score: 69/100
• State rank: #104
• US rank: #9005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evans, CO
• County: Weld County · 332,652 people
• City population: 20,798
• Metro: Greeley, CO
• Population (ZIP): 20,798
• Household income: $73,590
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 420.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 48% White 45% Two or more races 17% Black 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Serbian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 67% English-only · Spanish 31% Other Asian/Pacific 1%

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: ▼ -87.36%
• Current HPI: 330.6379
• Rent YoY: ▼ -1.78%
• 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

+223.7% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $129,500 IRES
• 2026-03-06 Listed $135,000 IRES
• 2015-07-13 Sold (MLS) $40,000 IRES
• 2015-06-30 Listed — IRES
• 2015-05-01 Listing Removed — IRES
• 2015-05-01 Listed $40,000 IRES