4795 Audrey St #260 · Firestone, CO 80504

$149,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 243 Days on market

Built 2003 1,306 sqft lot Est $134k · 11% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and inviting, this extraordinary home features oversized rooms throughout. The living room offers beautiful laminated flooring, while the kitchen has durable vinyl and the bedrooms are comfortably carpeted. The primary suite includes a luxurious five-piece bathroom with a large soaking tub. Outside, the property is surrounded by well-maintained perennials that add charm to the exterior. Two pets are welcome. Community amenities include an outdoor pool and a clubhouse with a weight room.

Key facts

• Outdoor pool
• Durable vinyl
• Laminated flooring

Tags

• OVERSIZED ROOMS
• LAMINATED FLOORING
• DURABLE VINYL
• FIVE-PIECE BATHROOM
• SOAKING TUB
• OUTDOOR POOL

Property features AI

Finance

• Other: Fleetwood model

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water with meter installed; Natural gas available (United Power); City trash service (City of Firestone)
• Home design: Manufactured in-park (mobile home)
• Construction: Built with other/unspecified materials; Other/unspecified roof
• Exterior features: Land lease; Gutters; Asphalt road access

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate dining room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.9% in Firestone — 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 (#44 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• St. Vrain Valley School District No. Re1J (suburban): math 32% / reading 51% proficiency, ranked #23 of 86 in CO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $36k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $149k implies a 276% gain — meaningful room to come down on a strong offer.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.72% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.87%
• DSCR: 2.42
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $133,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10658 Bald Eagle Cir	0.03mi	4/2.0 (+1)	1,456 (0%)	3mo	$125,000	$86	91
4616 Tilbury Ct	0.21mi	3/2.0	1,456 (0%)	4mo	$135,000	$93	87
10686 Baily St #153	0.11mi	4/2.0 (+1)	1,456 (0%)	6mo	$127,000	$87	84
10600 Titan Ave	0.16mi	3/2.0	1,404 (-4%)	10mo	$143,000	$102	79
10540 Barron Cir	0.20mi	3/2.0	1,350 (-7%)	1mo	$157,000	$116	78
10844 Belmont St N	0.27mi	3/2.0	1,512 (+4%)	6mo	$162,500	$107	76
10846 Bailey St	0.24mi	3/2.0	1,404 (-4%)	9mo	$125,000	$89	75
10609 Bald Eagle Cir #371	0.09mi	3/2.0	1,512 (+4%)	18mo	$135,000	$89	75
4595 Ashwood St	0.20mi	3/2.0	1,344 (-8%)	16mo	$108,900	$81	65
10655 Titan Ave #324	0.17mi	4/2.0 (+1)	1,528 (+5%)	18mo	$145,000	$95	64
10729 Belmont St #146	0.18mi	3/2.0	1,292 (-11%)	11mo	$70,000	$54	64
10655 Titan Ave	0.17mi	4/2.0 (+1)	1,568 (+8%)	18mo	$145,000	$92	60

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: 23.5%
• Equity multiple: 1.93×
• Total profit: $38,884
• Equity at exit: $22,216

10-year hold

• IRR: 29.6%
• Equity multiple: 3.29×
• Total profit: $95,604
• Equity at exit: $12,883

Cash invested: $41,720 (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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,559 high
• Mortgage (P&I): −$781
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $1,108

Break-even live

Break-even rent $1,156

Max offer price $149,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,192	-5% $1,150	+0% $1,108	+5% $1,066	+10% $1,024
Rent	-10% $906	-5% $1,007	+0% $1,108	+5% $1,209	+10% $1,310
Rate	-1.0pp $1,183	-0.5pp $1,146	base $1,108	+0.5pp $1,069	+1.0pp $1,030

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10670 Jake Jabs Blvd Firestone, CO	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	14d	26	0.34mi
5620 Tumbleweed Ave Firestone, CO	3.0	2.0	1747	$3,200	$1.83	22d	1	0.96mi
10910 Turner Blvd #70 Longmont, CO	3.0	2.0	1152	$1,999	$1.74	22d	1	0.98mi
10767 Cimarron St Firestone, CO	1.0–2.0	1.0–2.0	760	$1,725	$2.27	14d	6	1.04mi
4347 Rangeview Cir Longmont, CO	3.0–5.0	2.0–3.0	2143	$2,995	$1.40	14d	4	1.07mi
10818 Cimarron St #1202 Firestone, CO	2.0	2.0	1823	$2,500	$1.37	22d	1	1.12mi
10692 Durango Pl Longmont, CO	3.0	2.0	1500	$2,395	$1.60	22d	1	1.14mi
10426 Durango Pl Longmont, CO	3.0	2.0	1500	$2,350	$1.57	22d	1	1.17mi

Listing history 23 events

1. 2026-06-18
   days on market $149,000 Active 243 DOM
2. 2026-06-17
   days on market $149,000 Active 242 DOM
3. 2026-06-16
   days on market $149,000 Active 241 DOM
4. 2026-06-15
   days on market $149,000 Active 240 DOM
5. 2026-06-14
   days on market $149,000 Active 238 DOM
6. 2026-06-13
   days on market $149,000 Active 237 DOM
7. 2026-06-09
   days on market $149,000 Active 234 DOM
8. 2026-06-09
   days on market $149,000 Active 233 DOM
9. 2026-06-07
   days on market $149,000 Active 232 DOM
10. 2026-06-02
    days on market $149,000 Active 227 DOM
11. 2026-06-01
    days on market $149,000 Active 226 DOM
12. 2026-05-31
    days on market $149,000 Active 225 DOM
13. 2026-05-30
    days on market $149,000 Active 224 DOM
14. 2026-05-23
    status Active
15. 2026-05-19
    historical
16. 2026-03-22
    price $149,000
17. 2026-02-15
    price $159,000
18. 2026-01-10
    status Active
19. 2025-12-19
    historical
20. 2025-11-08
    price $165,000
21. 2025-10-13
    price $179,000
22. 2025-09-23
    listed $185,000 Active
23. 2011-03-17
    soldstatus $39,600

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $842 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,705
• − Mortgage interest: −$8,346
• − Property taxes: −$842
• − Insurance: −$745
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − Depreciation: −$4,335
• Taxable income: $11,525
• Est. tax owed @ 24.0%: −$2,766
• After-tax cash flow: $10,528/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: St. Vrain Valley School District No. Re1J
• NCES district ID: 0805370
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $71,571
• Composite: 37.73/100
• National rank: #4353
• State rank: #23 of 86 in CO

Livability — Firestone

• Score: 73/100
• State rank: #44
• US rank: #5060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Firestone, CO
• County: Weld County · 332,652 people
• City population: 1,684
• Metro: Greeley, CO
• Population (ZIP): 63,451
• Household income: $113,643
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1028.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% 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: ▼ -534.45%
• Current HPI: 245.1351
• Rent YoY: ▼ -2.34%
• 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

+276.3% since first listed

10 events — show timeline

• 2026-05-23 Relisted — IRES
• 2026-05-19 Listing Removed — IRES
• 2026-03-22 Price Changed $149,000 IRES
• 2026-02-15 Price Changed $159,000 IRES
• 2026-01-10 Relisted — IRES
• 2025-12-19 Listing Removed — IRES
• 2025-11-08 Price Changed $165,000 IRES
• 2025-10-13 Price Changed $179,000 IRES
• 2025-09-23 Listed $185,000 IRES
• 2011-03-17 Sold (Public Records) $39,600 Public Records

Property tax history

+7.2%/yr

Latest (2025): $842 · +639.7% YoY. Source: county tax records.