810 Meadowlark Cv · Lafayette, CO 80026

$115,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 36 Days on market

Built 1978 Est $122k · 6% under $1300/mo HOA · 53% of rent

---

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).

• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• Cash flow +7.5/30.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Arbordale Acres! Upon arrival, you'll notice the 2-space covered car port, as well as a full-length covered patio with well-maintained landscaping. This charming and updated mobile home has the perfect open-concept floor plan with a welcoming tile entryway. Just inside the door, you'll find a spacious living room and dining room with built-in shelving that can pose either as a hutch or a bookshelf. The sizable kitchen boasts all stainless steel appliances including the microwave, an eat-in kitchen with an island, a pantry and direct access through the slider that leads to the covered porch. Feeling like you want some sun? Head down the stairs to the uncovered patio area, and there will be plenty of light to enjoy. Both bedrooms come equipped with carpet and ceiling fans, and both have lots of closet space. Each bath is a spacious 3/4 with stand-up showers and tile flooring. In the back, there is an additional covered patio that is perfect for privacy, and the hefty shed is included for additional storage. Laundry room area and all appliances included. New windows installed throughout, and newer roof - one less thing to worry about! In addition, the community consists of a picnic area, basketball hoops and a playground nearby. Situated moments away from dining spots, coffee shops and shopping areas in Old Town Lafayette, and close to parks and trails.

Key facts

• Covered car port
• Tile entryway
• Built-in shelving

Tags

• COVERED CAR PORT
• FULL-LENGTH COVERED PATIO
• OPEN-CONCEPT FLOOR PLAN
• TILE ENTRYWAY
• BUILT-IN SHELVING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property is in a land-lease community (park name: Arbordale Acres)
• Financial info: Land lease in effect (monthly fee $1,300) with expiration May 31, 2027
• HOA & community: Located in Arbordale Acres with professional association management; Monthly site/association fee of $1,300 (includes water, sewer, trash, snow removal); Association amenities include a playground

Exterior

• Parking: 2 total parking spaces; 2-space carport
• Utilities: Electricity connected (220 volts available); Natural gas available and connected; Cable available
• Home design: Manufactured home located in a park; Manufactured home property subtype; Individual ownership; Entry level: main-level living
• Construction: Vinyl siding; Wood siding; Composition roof; Wood skirt; Built in 1,344 building area
• Exterior features: Covered patio/porch; Deck; Front porch; Paved public road access; Public water; Public sewer

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Self-cleaning oven; Refrigerator; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 three-quarter bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Room air conditioning
• Interior features: Built-in features; Ceiling fan(s); Eat-in kitchen; Kitchen island; Open floorplan; Pantry; Primary suite; Smoke free; Walk-in closet(s); Double pane windows
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (18.1% below list).
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $94k (18.1% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.6% in Lafayette — 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 85/100 on livability (#1 in CO, #566 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Alicia Sanchez International School (math 5% / reading 22%, grade F, #824 of 966 statewide, top 88%, 343 students, 74% FRL); Angevine Middle School (math 29% / reading 47%, grade F, #90 of 270 statewide, top 34%, 661 students, 44% FRL); Centaurus High School (math 54% / reading 74%, grade B-, #38 of 381 statewide, top 10%, 1,525 students, 32% FRL) — zoned schools average 50% FRL vs 16% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 58% district-wide (-20 pts) — the specific schools serving this property underperform the Boulder Valley School District No. Re2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 206 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

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.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,154 (18.1% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.15% ✓
• Cap rate: 4.79%
• Cash-on-cash: -5.37%
• DSCR: 0.76
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $122,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Quail Cv	0.06mi	3/2.0	1,440 (+7%)	6mo	$134,000	$93	80
730 Quail Dr	0.09mi	4/2.0 (+1)	1,440 (+7%)	2mo	$155,000	$108	78
712 Meadowlark Dr	0.14mi	3/3.0	1,456 (+8%)	6mo	$118,500	$81	70
728 Flamingo Dr	0.08mi	4/2.0 (+1)	1,440 (+7%)	12mo	$169,000	$117	69
719 Merlin Dr #719	0.14mi	2/2.0 (-1)	1,216 (-10%)	6mo	$50,000	$41	68
702 Dove Dr	0.21mi	3/2.0	1,248 (-7%)	13mo	$114,000	$91	67
706 Cardinal . Dr	0.22mi	3/2.0	1,456 (+8%)	12mo	$149,900	$103	66
710 E Cleveland St	0.46mi	3/2.0	1,280 (-5%)	6mo	$192,000	$150	66
11700 E South Boulder Rd	0.45mi	3/2.0	1,216 (-10%)	2mo	$83,800	$69	62
11700 E South Boulder Rd #332	0.45mi	3/2.0	1,216 (-10%)	2mo	$83,800	$69	62
708 Dove Dr	0.19mi	3/2.0	1,152 (-14%)	13mo	$72,000	$63	56
713 Flamingo Dr	0.15mi	2/1.0 (-1)	1,152 (-14%)	5mo	$60,000	$52	56

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 · 1.56% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.05×
• Total profit: $-30,501
• Equity at exit: $17,147

10-year hold

• IRR: -53.2%
• Equity multiple: -0.52×
• Total profit: $-49,038
• 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 80026

• Rents YoY: 1.6%
• Active inventory: 206
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$1,300
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-144

Break-even live

Break-even rent $2,652

Max offer price $94,154

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-104	+0% $-144	+5% $-184	+10% $-224
Rent	-10% $-339	-5% $-242	+0% $-144	+5% $-47	+10% $51
Rate	-1.0pp $-86	-0.5pp $-115	base $-144	+0.5pp $-174	+1.0pp $-204

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Dove Dr Lafayette, CO	2.0	2.0	975	$2,204	$2.26	23d	1	0.13mi
601 Merlin Dr Lafayette, CO	2.0–3.0	1.0–2.0	973	$2,355	$2.42	15d	9	0.26mi
404 S Foote Ave Unit A Lafayette, CO	2.0	1.0	950	$1,325	$1.39	23d	1	0.27mi
440 Strathmore Ln Lafayette, CO	1.0–2.0	1.0–2.0	906	$2,405	$2.65	15d	15	0.28mi
204 E Emma St Lafayette, CO	3.0	2.0	1400	$2,625	$1.88	15d	1	0.36mi
235 S Boulder Rd Lafayette, CO	3.0	1.0–3.5	1320	$3,428	$2.60	15d	1	0.41mi
211 W Simpson St Lafayette, CO	3.0	2.0	1635	$2,650	$1.62	15d	1	0.74mi
225 Cornelius St Lafayette, CO	3.0	3.5	1520	$2,795	$1.84	15d	1	0.80mi
332 S Carr Ave W Lafayette, CO	4.0	1.5	1536	$2,895	$1.88	23d	1	0.92mi
772 W Cleveland Cir Lafayette, CO	2.0	2.0	1290	$2,100	$1.63	23d	1	0.96mi
695 S Lafayette Dr Lafayette, CO	1.0–2.0	1.0–2.0	900	$2,473	$2.75	15d	27	1.17mi
1425 Bacchus Dr Unit C13 Lafayette, CO	2.0	1.0	900	$1,750	$1.94	15d	1	1.27mi
1110 # E Unit Centaur Cir unit Lafayette, CO	3.0	2.0	1375	$2,400	$1.75	23d	1	1.36mi
1221 Warrior Way Unit 1 Lafayette, CO	3.0	2.5	1260	$2,795	$2.22	23d	1	1.42mi

HOA detail

• Monthly dues: $1,300 · $15,600/yr
• Likely covers: landscaping

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 36 DOM
2. 2026-06-18
   days on market $115,000 Active 33 DOM
3. 2026-06-17
   days on market $115,000 Active 32 DOM
4. 2026-06-16
   days on market $115,000 Active 31 DOM
5. 2026-06-15
   days on market $115,000 Active 30 DOM
6. 2026-06-14
   days on market $115,000 Active 28 DOM
7. 2026-06-13
   days on market $115,000 Active 27 DOM
8. 2026-06-10
   days on market $115,000 Active 25 DOM
9. 2026-06-09
   days on market $115,000 Active 24 DOM
10. 2026-06-09
    days on market $115,000 Active 23 DOM
11. 2026-06-07
    days on market $115,000 Active 22 DOM
12. 2026-06-05
    days on market $115,000 Active 19 DOM
13. 2026-06-03
    days on market $115,000 Active 18 DOM
14. 2026-06-02
    pricedays on market $115,000 Active 17 DOM
15. 2026-06-01
    days on market $121,700 Active 16 DOM
16. 2026-05-31
    days on market $121,700 Active 15 DOM
17. 2026-05-30
    days on market $121,700 Active 14 DOM
18. 2026-05-16
    listed $121,700 Active 1383-char remark

    Show marketing remark (1383 chars)

    Welcome to Arbordale Acres! Upon arrival, you'll notice the 2-space covered car port, as well as a full-length covered patio with well-maintained landscaping. This charming and updated mobile home has the perfect open-concept floor plan with a welcoming tile entryway. Just inside the door, you'll find a spacious living room and dining room with built-in shelving that can pose either as a hutch or a bookshelf. The sizable kitchen boasts all stainless steel appliances including the microwave, an eat-in kitchen with an island, a pantry and direct access through the slider that leads to the covered porch. Feeling like you want some sun? Head down the stairs to the uncovered patio area, and there will be plenty of light to enjoy. Both bedrooms come equipped with carpet and ceiling fans, and both have lots of closet space. Each bath is a spacious 3/4 with stand-up showers and tile flooring. In the back, there is an additional covered patio that is perfect for privacy, and the hefty shed is included for additional storage. Laundry room area and all appliances included. New windows installed throughout, and newer roof - one less thing to worry about! In addition, the community consists of a picnic area, basketball hoops and a playground nearby. Situated moments away from dining spots, coffee shops and shopping areas in Old Town Lafayette, and close to parks and trails.

19. 2026-05-16
    listed $121,700 Active

    Show marketing remark (1383 chars)

    Welcome to Arbordale Acres! Upon arrival, you'll notice the 2-space covered car port, as well as a full-length covered patio with well-maintained landscaping. This charming and updated mobile home has the perfect open-concept floor plan with a welcoming tile entryway. Just inside the door, you'll find a spacious living room and dining room with built-in shelving that can pose either as a hutch or a bookshelf. The sizable kitchen boasts all stainless steel appliances including the microwave, an eat-in kitchen with an island, a pantry and direct access through the slider that leads to the covered porch. Feeling like you want some sun? Head down the stairs to the uncovered patio area, and there will be plenty of light to enjoy. Both bedrooms come equipped with carpet and ceiling fans, and both have lots of closet space. Each bath is a spacious 3/4 with stand-up showers and tile flooring. In the back, there is an additional covered patio that is perfect for privacy, and the hefty shed is included for additional storage. Laundry room area and all appliances included. New windows installed throughout, and newer roof - one less thing to worry about! In addition, the community consists of a picnic area, basketball hoops and a playground nearby. Situated moments away from dining spots, coffee shops and shopping areas in Old Town Lafayette, and close to parks and trails.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,631
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − HOA: −$15,600
• − Depreciation: −$3,345
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $-1,057/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Lafayette

• Score: 85/100
• State rank: #1
• US rank: #566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, CO
• County: Boulder County · 271,666 people
• City population: 32,701
• Metro: Boulder, CO
• Population (ZIP): 32,701
• Household income: $120,187
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1019.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -489.04%
• Current HPI: 280.2819
• Rent YoY: ▲ 1.56%
• Metro: Boulder, 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

• 2026-05-16 Listed $121,700 REColorado as Distributed by MLS Grid
• 2026-05-16 Listed $121,700 IRES

Property tax history

+5.8%/yr

Latest (2025): $200 · +125.9% YoY. Source: county tax records.