3308 Coyote Ln · Evans, CO 80620

$110,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 161 Days on market

Built 2002 1,232 sqft lot Est $99k · 12% 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
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice corner lot home, located in Cave Creek price to sell, Motivated seller, home is as is condition. Lot rent 750 per month, 11 for trash and water depends on the usage.

Key facts

• Storage unit
• Clean interior
• Corner lot

Tags

• CORNER LOT
• STORAGE UNIT
• CLEAN INTERIOR

Property features AI

Finance

• HOA & community: Has association (Cave Creek), professionally managed; Association amenities include clubhouse, fitness center, park, playground and pool; Association fees are charged monthly and include grounds maintenance, road maintenance and sewer; Land lease of $855 monthly (lease expires December 31, 2027)

Exterior

• Parking: 4 off-street parking spaces; Concrete parking surfaces
• Utilities: Public sewer; Public water
• Home design: Manufactured home in park; Model year 2002; Individual ownership; Entry level: Main
• Construction: Vinyl siding; Composition roof
• Exterior features: Private yard; Public water

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary suite
• Bathrooms: 2 full bathrooms (both on the main level); Primary suite bathroom
• Heating & cooling: Forced air heating
• Interior features: Disposal; Microwave
• Laundry & utility: Washer; Dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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); Brentwood Middle School (math 14% / reading 29%, grade F, #195 of 270 statewide, top 73%, 557 students, 79% 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 74% FRL vs 54% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.8%/yr); 120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $761 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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. 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?
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: 1.79% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.03%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $98,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4210 Cedar Ln #185	0.18mi	3/2.0	1,216 (-1%)	4mo	$99,500	$82	86
3340 Yucca Cir	0.23mi	3/2.0	1,216 (-1%)	3mo	$72,000	$59	85
2920 Foxtail Ln #334	0.30mi	3/2.0	1,216 (-1%)	1mo	$86,000	$71	83
3301 Coyote Ln #26	0.04mi	3/2.0	1,344 (+9%)	3mo	$115,000	$86	80
4304 Wapiti Way #249	0.30mi	3/2.0	1,232 (0%)	9mo	$75,000	$61	79
3308 Antelope Way #279	0.33mi	3/2.0	1,216 (-1%)	8mo	$95,000	$78	76
3116 Foxtail Ln	0.24mi	3/2.0	1,186 (-4%)	8mo	$97,000	$82	76
3077 Yarrow Cir	0.26mi	3/2.0	1,140 (-8%)	3mo	$91,000	$80	73
4324 Buffalo Trl	0.42mi	3/2.0	1,216 (-1%)	7mo	$65,000	$53	72
3400 Yucca Cir #218	0.30mi	3/2.0	1,344 (+9%)	7mo	$120,000	$89	65
4205 Buffalo Trl	0.36mi	3/2.0	1,404 (+14%)	15mo	$130,000	$93	47
3500 35th Ave #193	0.47mi	3/2.0	1,064 (-14%)	13mo	$69,500	$65	44

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: 22.4%
• Equity multiple: 1.88×
• Total profit: $27,149
• Equity at exit: $16,401

10-year hold

• IRR: 28.4%
• Equity multiple: 3.17×
• Total profit: $66,754
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $796

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 55%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.60mi
3770 Ponderosa Ct #1 Evans, CO	2.0	2.0	1047	$1,650	$1.58	23d	1	0.66mi
3301 Abbey Rd Evans, CO	1.0–3.0	1.0–2.0	913	$2,112	$2.31	13d	10	0.95mi
2506 32nd St Evans, CO	2.0–3.0	2.0	1155	$2,025	$1.75	23d	1	1.03mi
1751 Rowan Ln Evans, CO	2.0	1.5	841	$1,750	$2.08	13d	1	1.25mi
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	1.40mi
2162 30th St Greeley, CO	1.0–3.0	1.0–1.5	688	$1,399	$2.03	13d	16	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 161 DOM
2. 2026-06-17
   days on market $110,000 Active 160 DOM
3. 2026-06-16
   days on market $110,000 Active 159 DOM
4. 2026-06-15
   days on market $110,000 Active 158 DOM
5. 2026-06-14
   days on market $110,000 Active 156 DOM
6. 2026-06-10
   days on market $110,000 Active 153 DOM
7. 2026-06-09
   days on market $110,000 Active 152 DOM
8. 2026-06-08
   days on market $110,000 Active 151 DOM
9. 2026-06-07
   days on market $110,000 Active 150 DOM
10. 2026-06-03
    days on market $110,000 Active 146 DOM
11. 2026-06-02
    days on market $110,000 Active 145 DOM
12. 2026-06-01
    days on market $110,000 Active 144 DOM
13. 2026-05-31
    days on market $110,000 Active 143 DOM
14. 2026-05-30
    days on market $110,000 Active 142 DOM
15. 2026-03-31
    price $110,000
16. 2026-01-27
    price $112,500
17. 2026-01-08
    listed $115,000 Active
18. 2024-08-21
    soldstatus $55,000 Sold 170-char remark

    Show marketing remark (170 chars)

    Nice corner lot home, located in Cave Creek price to sell, Motivated seller, home is as is condition. Lot rent 750 per month, 11 for trash and water depends on the usage.

19. 2024-06-26
    status Pending 170-char remark

    Show marketing remark (170 chars)

    Nice corner lot home, located in Cave Creek price to sell, Motivated seller, home is as is condition. Lot rent 750 per month, 11 for trash and water depends on the usage.

20. 2024-06-19
    listed $55,000 Active 170-char remark

    Show marketing remark (170 chars)

    Nice corner lot home, located in Cave Creek price to sell, Motivated seller, home is as is condition. Lot rent 750 per month, 11 for trash and water depends on the usage.

ⓘ 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: $23,643
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$3,200
• Taxable income: $8,298
• Est. tax owed @ 24.0%: −$1,992
• After-tax cash flow: $7,564/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: 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

+100.0% since first listed

6 events — show timeline

• 2026-03-31 Price Changed $110,000 REColorado as Distributed by MLS Grid
• 2026-01-27 Price Changed $112,500 REColorado as Distributed by MLS Grid
• 2026-01-08 Listed $115,000 REColorado as Distributed by MLS Grid
• 2024-08-21 Sold (MLS) $55,000 IRES
• 2024-06-26 Pending — IRES
• 2024-06-19 Listed $55,000 IRES