2930 Hawk St · Federal Heights, CO 80260

$65,000

2 bd · 1.0 ba · 868 sqft · Manufactured · 24 Days on market

Built 1971 Good condition Est $63k · at est. $931/mo HOA · 54% of rent

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Why this score? — see what drove the D 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 +10.9/30.0
• 1% rule +10.0/10.0
• ARV discount +6.3/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained corner 2-bedroom, 1-bath mobile home offers comfort and modern living in a compact space. It features an attached 1-car oversized garage on one side and an attached covered front porch. All appliances are included. Whether you’re a first-time buyer, downsizing, or investing, this home stands out with its thoughtful improvements and move-in-ready condition. The kitchen and bathroom were updated in 2017. Don’t miss out on this opportunity!

Key facts

• Garage
• Built 1971
• Listed 24 days

Property features AI

Finance

• Financial info: Month-to-month land lease with a monthly payment of $931 (lease expires May 31, 2026); Association fee annual total: $11,172
• HOA & community: Association: Denver Cascade (professionally managed); Monthly association fee of $931; Clubhouse amenity

Exterior

• Parking: Attached 1-car garage; Total of 1 parking space
• Utilities: Public water; Community sewer; Electricity connected; Natural gas connected; Wired internet available; Cable available
• Home design: Manufactured in park (mobile home); Individual ownership
• Construction: Metal siding; Shingle and rolled/hot mop roof; Metal skirting; 66 ft by 14 ft mobile dimensions
• Exterior features: Fenced pasture; Covered front porch; Patio/porch

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Covered front porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-28 ($-337/yr) — negative.
• To cash-flow at today's rent, offer at most $61k (6.2% below list).
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.2% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 4.0% in Federal Heights — 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 76/100 on livability (#28 in CO, #3,380 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, crime F.
• Adams 12 Five Star Schools (suburban): math 31% / reading 46% proficiency, ranked #26 of 86 in CO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Federal Heights Elementary School (math 2% / reading 8%, grade F, #958 of 966 statewide, top 100%, 414 students, 87% FRL); Northglenn Middle School (math 8% / reading 12%, grade F, #246 of 270 statewide, top 91%, 684 students, 85% FRL); Northglenn High School (math 16% / reading 38%, grade F, #257 of 381 statewide, top 68%, 1,959 students, 69% FRL) — zoned schools average 81% FRL vs 33% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 38% district-wide (-24 pts) — the specific schools serving this property underperform the Adams 12 Five Star Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 135 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.

Recommended offer $60,939 (6.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1971 — 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. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 2.63% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $63,364
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2820 Cascade Dr	0.13mi	2/2.0	840 (-3%)	7mo	$75,000	$89	78
9760 Peacock St	0.15mi	3/2.0 (+1)	896 (+3%)	9mo	$65,000	$73	71
2810 Cascade Dr	0.13mi	3/2.0 (+1)	952 (+10%)	2mo	$65,000	$68	67
2710 Warbler St	0.31mi	2/2.0	924 (+6%)	5mo	$23,000	$25	67
2820 Oriole St	0.16mi	2/2.0	924 (+6%)	13mo	$68,000	$74	67
2620 Pheasant St	0.30mi	2/2.0	924 (+6%)	20mo	$32,000	$35	54
9400 El Ct	0.47mi	2/2.0	924 (+6%)	15mo	$70,000	$76	51
2100 W 100th 212 Ave	0.62mi	2/1.0	924 (+6%)	22mo	$35,000	$38	42

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.15×
• Total profit: $-15,479
• Equity at exit: $9,692

10-year hold

• IRR: -81.0%
• Equity multiple: -0.54×
• Total profit: $-28,094
• Equity at exit: $5,620

Cash invested: $18,200 (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 80260

• Rents YoY: 0.8%
• Active inventory: 135
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$931
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-28

Break-even live

Break-even rent $1,747

Max offer price $60,939

Occupancy floor 97%

Sensitivity live

Price	-10% $17	-5% $-6	+0% $-28	+5% $-51	+10% $-73
Rent	-10% $-163	-5% $-96	+0% $-28	+5% $40	+10% $107
Rate	-1.0pp $5	-0.5pp $-12	base $-28	+0.5pp $-45	+1.0pp $-62

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3323 W 96th Cir Westminster, CO	1.0–3.0	1.0–3.0	1190	$2,510	$2.11	0d	23	0.50mi
2700 W 103rd Ave Denver, CO	1.0–2.0	1.0–2.0	729	$1,919	$2.63	0d	13	0.57mi
10251 Zuni St Denver, CO	1.0–2.0	1.0–2.0	800	$1,724	$2.15	0d	13	0.61mi
10211 Ura Ln Thornton, CO	1.0–2.0	1.0	709	$1,325	$1.87	18d	3	0.72mi
1801 W 92nd Ave #754 Denver, CO	3.0	2.0	1123	$1,995	$1.78	6d	1	0.79mi
9151 Fontaine St Denver, CO	2.0	1.0	700	$1,313	$1.88	4d	1	0.85mi
9081 Federal Blvd Westminster, CO	2.0	1.0	855	$1,376	$1.61	0d	2	0.89mi
9050 N Elm Ct Unit 1 Federal Heights, CO	2.0	1.0	912	$1,745	$1.91	6d	1	0.94mi
8865 Federal Blvd #202 Denver, CO	2.0	1.0	1067	$1,700	$1.59	13d	1	1.16mi
8943 Mccoy Pl Westminster, CO	2.0	1.0	850	$1,550	$1.82	19d	1	1.35mi
8918 Mccoy Pl Unit 8906 Westminster, CO	2.0	1.0	800	$1,350	$1.69	0d	1	1.36mi
8670 Clay St Unit 4211 Westminster, CO	3.0	2.0	1110	$2,186	$1.97	25d	1	1.40mi
8670 Clay St Unit 5201 Westminster, CO	3.0	2.0	1110	$2,550	$2.30	25d	1	1.40mi
8670 Clay St Unit 6301 Westminster, CO	3.0	2.0	1110	$2,325	$2.09	25d	1	1.40mi
8670 Clay St Unit 5309 Westminster, CO	2.0	2.0	1111	$2,206	$1.99	25d	1	1.40mi
8670 Clay St Unit 4312 Westminster, CO	2.0	1.0	1038	$1,891	$1.82	25d	1	1.40mi
8670 Clay St Unit 5107 Westminster, CO	2.0	2.0	951	$1,891	$1.99	25d	1	1.40mi
8670 Clay St Unit 7309 Westminster, CO	2.0	2.0	951	$1,761	$1.85	25d	1	1.40mi
8670 Clay St Unit 7220 Westminster, CO	2.0	1.0	1038	$1,761	$1.70	25d	1	1.40mi
8670 Clay St Unit 4306 Westminster, CO	1.0	1.0	808	$1,576	$1.95	25d	1	1.40mi
950 W 103rd Pl Northglenn, CO	2.0	1.0	820	$1,399	$1.71	26d	3	1.40mi
8670 Clay St Unit 7219 Westminster, CO	3.0	2.0	1110	$2,373	$2.14	25d	1	1.41mi
8670 Clay St Unit 7317 Westminster, CO	2.0	2.0	1111	$2,054	$1.85	25d	1	1.41mi
8670 Clay St Unit 5307 Westminster, CO	2.0	2.0	951	$1,891	$1.99	6d	1	1.41mi
8670 Clay St Unit 7313 Westminster, CO	1.0	1.0	808	$1,839	$2.28	25d	1	1.41mi
4901 W 93rd Ave Westminster, CO	1.0–2.0	1.0–2.0	937	$2,333	$2.49	0d	22	1.41mi
747 W 96th Ave Denver, CO	3.0	1.0	864	$1,395	$1.61	26d	1	1.41mi
747 W 96th Ave Denver, CO	3.0	1.0	864	$1,395	$1.61	6d	1	1.41mi
8654 Decatur St #237 Westminster, CO	1.0	1.0	888	$1,450	$1.63	13d	1	1.42mi
10701 Pecos St Northglenn, CO	1.0–2.0	1.0	650	$1,537	$2.36	0d	16	1.43mi
707 W 96th Ave Thornton, CO	3.0	1.0	859	$1,350	$1.57	26d	1	1.43mi
8635 Clay St #416 Westminster, CO	2.0	1.0	1000	$1,695	$1.70	0d	1	1.45mi
8635 Clay St Westminster, CO	1.0	1.0	829	$1,400	$1.69	16d	1	1.45mi
9189 Gale Blvd Thornton, CO	1.0–3.0	1.0–2.0	755	$1,449	$1.92	26d	1	1.50mi

HOA detail

• Monthly dues: $931 · $11,172/yr

Listing history 17 events

1. 2026-06-21
   days on market $65,000 Active 24 DOM
2. 2026-06-18
   days on market $65,000 Active 21 DOM
3. 2026-06-17
   days on market $65,000 Active 20 DOM
4. 2026-06-16
   days on market $65,000 Active 19 DOM
5. 2026-06-15
   days on market $65,000 Active 18 DOM
6. 2026-06-13
   days on market $65,000 Active 16 DOM
7. 2026-06-13
   days on market $65,000 Active 15 DOM
8. 2026-06-09
   days on market $65,000 Active 12 DOM
9. 2026-06-08
   days on market $65,000 Active 11 DOM
10. 2026-06-07
    days on market $65,000 Active 10 DOM
11. 2026-06-04
    days on market $65,000 Active 7 DOM
12. 2026-06-03
    days on market $65,000 Active 6 DOM
13. 2026-06-02
    days on market $65,000 Active 5 DOM
14. 2026-06-01
    days on market $65,000 Active 4 DOM
15. 2026-05-31
    days on market $65,000 Active 3 DOM
16. 2026-05-28
    listed $65,000 Active
17. 2026-05-27
    historical $65,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,539
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − HOA: −$11,172
• − Depreciation: −$1,891
• Taxable loss: −$751
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $-156/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 · 9 photos

Good 75/100 Cosmetic rehab

This well-maintained corner 2-bedroom, 1-bath mobile home offers comfort and modern living in a compact space. It features an attached 1-car oversized garage on one side and an attached covered front porch. All appliances are included. The home is move-in ready with minor cosmetic updates.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace window screens — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace window screens — improves energy efficiency and aesthetics ↑

ⓘ 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: Adams 12 Five Star Schools
• NCES district ID: 0806900
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $67,478
• Composite: 34.87/100
• National rank: #5086
• State rank: #26 of 86 in CO

Livability — Federal Heights

• Score: 76/100
• State rank: #28
• US rank: #3380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Federal Heights, CO
• County: Adams County · 464,133 people
• City population: 34,677
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 34,677
• Household income: $61,852
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1521.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 598,184 people
• By 2030: 651,880 · +9.0%
• By 2040: 759,778 · +27.0%
• By 2050: 862,889 · +44.3%
• By 2075: 1,085,994 · +81.5%
• By 2100: 1,211,318 · +102.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 26% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 53% English-only · Spanish 42% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Adams

• 2024 margin: Lean D (+9.0) · D 53.2% · R 44.1% · Other 2.7%
• 2008→2024 swing: -9.3pp toward R · 2008: 18.4pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+16.3 2016: D+7.2 2012: D+15.1 2008: D+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.84%
• Current HPI: 285.4552
• Rent YoY: ▲ 0.77%
• Metro: Denver-Aurora-Lakewood, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $65,000 REColorado as Distributed by MLS Grid
• 2026-05-27 Coming Soon $65,000 REColorado as Distributed by MLS Grid