4105 N Garfield Ave #44 · Loveland, CO 80538

$58,000

3 bd · 2.0 ba · 990 sqft · Manufactured public records · 30 Days on market

Built 2007 Est $50k · 15% over ↓ 19% since listing

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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 +3.7/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Tremendous value in this all-ages Loveland community! This 3 bed/2 bath home sits on a desirable corner lot shaded by two huge mature trees. The open-concept kitchen, dining, and living area creates a bright, welcoming space perfect for everyday living and entertaining. Quiet, convenient neighborhood close to shopping, dining, and easy access to everything Northern Colorado offers. Priced at just $58,000 for a quick sale, sold as-is. Don't miss this opportunity! Located at 4105 N. Garfield #44, this home offers an unbeatable combination of value, location, and lifestyle. There's also a really cool 'shed' which is entirely concrete, which may double as a storm shelter! The thoughtful open fl

Key facts

• Open-concept kitchen
• Peaceful streets
• Concrete shed

Tags

• CORNER LOT
• MATURE TREES
• OPEN-CONCEPT KITCHEN
• CONCRETE SHED
• PEACEFUL STREETS
• WELL-MAINTAINED SURROUNDINGS

Property features AI

Finance

• Other: Built by Champion, model ENS

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water with a meter installed; Public sewer; Natural gas available (Xcel Energy); Electricity available; Cable available; Satellite available
• Home design: Manufactured in park (mobile home); Corner lot; Level lot; Paved; Privately maintained road up to county standards and city street frontage
• Construction: Vinyl siding; Composition roof
• Exterior features: Land lease; Storage structure on site

Interior

• Kitchen: Gas range; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Low carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.8% vs local median 2.9% in Loveland — 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 (#52 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A; Watch: crime C-, commute F, cost of living F.
• Thompson School District R-2J (suburban): math 28% / reading 48% proficiency, ranked #28 of 86 in CO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Truscott Elementary School (math 10% / reading 34%, grade F, #651 of 966 statewide, top 68%, 193 students, 58% FRL); Thompson Valley High School (math 37% / reading 62%, grade D, #115 of 381 statewide, top 34%, 1,039 students, 31% FRL) — zoned schools average 45% FRL vs 29% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 436 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,130 (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. 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.
3. 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.
4. 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: 3.06% ✓
• Cap rate: 27.83%
• Cash-on-cash: 76.92%
• DSCR: 4.42
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $50,490
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4105 N Garfield Ave #44	0.00mi	3/2.0	1,056 (+7%)	0mo	$53,500	$51	89
4105 N Garfield Ave #35	0.00mi	3/2.0	896 (-10%)	19mo	$45,000	$50	68

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 77.0%
• Equity multiple: 4.52×
• Total profit: $57,102
• Equity at exit: $8,648

10-year hold

• IRR: 80.7%
• Equity multiple: 9.37×
• Total profit: $135,911
• Equity at exit: $5,015

Cash invested: $16,240 (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 80538

• Rents YoY: 3.1%
• Active inventory: 436
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$304
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $1,041

Break-even live

Break-even rent $454

Max offer price $58,000

Occupancy floor 36%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,925	$2.22	23d	1	0.44mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	23d	1	0.47mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	23d	1	0.47mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	23d	1	0.50mi
3492 Butternut Dr Loveland, CO	2.0	1.0	850	$1,299	$1.53	23d	1	0.52mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	13d	1	0.56mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	13d	1	0.60mi
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	13d	1	0.60mi
1650 Oak Creek Dr Loveland, CO	2.0	1.5	1072	$1,985	$1.85	13d	1	1.04mi
1404 Caddoa Dr Loveland, CO	2.0	1.0	870	$1,595	$1.83	23d	1	1.04mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	23d	5	1.47mi

Listing history 11 events

1. 2026-06-03
   status $58,000 Pending 30 DOM
2. 2026-06-02
   days on market $58,000 Active 30 DOM
3. 2026-06-01
   days on market $58,000 Active 29 DOM
4. 2026-05-31
   days on market $58,000 Active 28 DOM
5. 2026-05-30
   days on market $58,000 Active 27 DOM
6. 2026-05-13
   listed $58,000 Active
7. 2026-05-13
   soldstatus Closed
8. 2026-05-03
   listed $58,000 Active
9. 2022-02-15
   historical
10. 2021-12-03
    price $65,000
11. 2021-10-28
    listed $72,000 Active

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $367 · $31/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,264
• − Mortgage interest: −$3,249
• − Property taxes: −$367
• − Insurance: −$290
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$1,687
• Taxable income: $12,269
• Est. tax owed @ 24.0%: −$2,945
• After-tax cash flow: $9,548/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: Thompson School District R-2J
• NCES district ID: 0805400
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,040
• Composite: 34.01/100
• National rank: #5313
• State rank: #28 of 86 in CO

Livability — Loveland

• Score: 73/100
• State rank: #52
• US rank: #5353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loveland, CO
• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 50,110
• Household income: $86,671
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1447.0

Population outlook (Larimer County) Hauer SSP2

• Today (2025): 415,361 people
• By 2030: 457,762 · +10.2%
• By 2040: 542,310 · +30.6%
• By 2050: 627,048 · +51.0%
• By 2075: 833,722 · +100.7%
• By 2100: 952,590 · +129.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Larimer

• 2024 margin: D (+17.6) · D 57.4% · R 39.8% · Other 2.9%
• 2008→2024 swing: +7.9pp toward D · 2008: 9.7pp · 2024: 17.6pp
• All cycles: 2024: D+17.6 2020: D+15.4 2016: D+4.9 2012: D+5.2 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -515.25%
• Current HPI: 242.9397
• Rent YoY: ▲ 3.11%
• Metro: Fort Collins, 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

-19.4% since first listed

6 events — show timeline

• 2026-05-13 Listed $58,000 IRES
• 2026-05-13 Sold (MLS) — IRES
• 2026-05-03 Listed $58,000 IRES
• 2022-02-15 Listing Removed — IRES
• 2021-12-03 Price Changed $65,000 IRES
• 2021-10-28 Listed $72,000 IRES

Property tax history

+7.0%/yr

Latest (2025): $367 · +359.4% YoY. Source: county tax records.