221 W 57th St Unit B32 · Loveland, CO 80538

$50,000

2 bd · 1.0 ba · 896 sqft · Manufactured · 110 Days on market

Built 1985 Good condition Est $68k · 27% under ↓ 12% since listing

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is just the place you have been waiting for! Affordable home ownership, and in a great all ages and pet friendly community! Fresh exterior paint and new front steps give this home great "curb appeal. " Upon entering you find a great open floor plan with easy care laminate flooring, large living room that flows right into the kitchen and dining area. Kitchen has ample cabinets, storage and counter space, a pantry, peninsula with overhang for seating, plenty of room for a good sized table and all appliances included! Both bedrooms are good sized and have new carpet. Roomy full bathroom with new surround and tub shower combo. Updated LED lighting, furnace, new double pane v

Key facts

• Pantry
• Open floor plan
• Laminate flooring

Tags

• OPEN FLOOR PLAN
• LAMINATE FLOORING
• AMPLE CABINETS
• PANTRY
• PENINSULA WITH OVERHANG
• NEW CARPET

Property features AI

Finance

• Other: Built by Champion; Minimal flood risk (C rating); Private road up to county standards

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Cable and satellite available; High-speed internet available; Private trash service
• Home design: Manufactured in park; Manufactured home
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Patio; Deck; Storage structure; Cul-de-sac lot; Level lot and level drive; Paved streets with sidewalks and street lighting; House faces east; Near bus

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floorplan; Pantry

🏷️ Possibly a rental listed for sale. The $50,000 price doesn't fit this home's estimated sale value (~$68,096) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

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 $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 31.1% 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.
• Market conditions: Rents rising (+3.1%/yr); 436 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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: 3.49% ✓
• Cap rate: 31.10%
• Cash-on-cash: 88.59%
• DSCR: 4.94
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $68,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 W 57th St Unit A3	0.00mi	3/1.5 (+1)	938 (+5%)	2mo	$34,900	$37	84
221 W 57th St Unit 20B	0.24mi	2/1.0	868 (-3%)	3mo	$35,000	$40	81
221 W 57th St Unit 24A	0.24mi	3/2.0 (+1)	910 (+2%)	2mo	$54,000	$59	76
5774 Sunnybrook Ct #23	0.30mi	2/2.0	924 (+3%)	14mo	$73,900	$80	65
5774 Sunnybrook Ct	0.30mi	2/2.0	924 (+3%)	14mo	$73,900	$80	65
221 W 57th St Unit B31	0.25mi	2/2.0	938 (+5%)	14mo	$50,000	$53	65
420 E 57th St #283	0.45mi	3/2.0 (+1)	924 (+3%)	1mo	$70,000	$76	64
605 W 57th St #9	0.32mi	3/2.0 (+1)	924 (+3%)	9mo	$62,000	$67	63
420 E 57th St #203	0.45mi	3/1.0 (+1)	938 (+5%)	5mo	$32,000	$34	62
605 W 57th St #64	0.32mi	2/2.0	1,024 (+14%)	1mo	$89,000	$87	56
420 E 57th St	0.45mi	3/2.0 (+1)	1,024 (+14%)	10mo	$113,000	$110	38
420 E 57th St #131	0.45mi	3/2.0 (+1)	1,024 (+14%)	10mo	$113,000	$110	38

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: 89.3%
• Equity multiple: 5.14×
• Total profit: $57,945
• Equity at exit: $7,455

10-year hold

• IRR: 92.3%
• Equity multiple: 10.72×
• Total profit: $136,124
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $1,034

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,068	-5% $1,051	+0% $1,034	+5% $1,016	+10% $999
Rent	-10% $896	-5% $965	+0% $1,034	+5% $1,103	+10% $1,171
Rate	-1.0pp $1,059	-0.5pp $1,046	base $1,034	+0.5pp $1,021	+1.0pp $1,007

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6444 Eden Garden Dr Loveland, CO	1.0–3.0	1.0–2.0	1033	$1,850	$1.79	24d	1	0.44mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	14d	1	0.61mi
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	14d	1	0.61mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	14d	1	0.63mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	24d	1	0.69mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	24d	1	0.72mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	24d	1	0.72mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,662	$1.92	24d	1	0.76mi
171 E 42nd St Loveland, CO	1.0	1.5	889	$1,900	$2.14	24d	1	1.17mi

Listing history 18 events

1. 2026-06-18
   days on market $50,000 Active 110 DOM
2. 2026-06-17
   days on market $50,000 Active 109 DOM
3. 2026-06-16
   days on market $50,000 Active 108 DOM
4. 2026-06-15
   days on market $50,000 Active 107 DOM
5. 2026-06-14
   days on market $50,000 Active 105 DOM
6. 2026-06-13
   days on market $50,000 Active 104 DOM
7. 2026-06-10
   days on market $50,000 Active 102 DOM
8. 2026-06-09
   days on market $50,000 Active 101 DOM
9. 2026-06-08
   days on market $50,000 Active 100 DOM
10. 2026-06-07
    days on market $50,000 Active 99 DOM
11. 2026-06-03
    days on market $50,000 Active 95 DOM
12. 2026-06-02
    days on market $50,000 Active 94 DOM
13. 2026-06-01
    days on market $50,000 Active 93 DOM
14. 2026-05-31
    days on market $50,000 Active 92 DOM
15. 2026-05-30
    days on market $50,000 Active 91 DOM
16. 2026-05-22
    price $50,000
17. 2026-04-24
    price $52,900
18. 2026-02-28
    listed $56,900 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,948
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$1,455
• Taxable income: $12,341
• Est. tax owed @ 24.0%: −$2,962
• After-tax cash flow: $9,441/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 · 14 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with fresh paint and new front steps, making it an attractive option for both resale and rental. Some minor updates, such as painting the exterior walls and replacing the ceiling fan, can further enhance its value.

Value-add opportunities

• Resale Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and make the home more attractive to potential buyers.
• Rental Replace the ceiling fan in the living room — A new ceiling fan can improve the comfort and energy efficiency of the living room, making it more appealing to renters.
• Both Clean the air filter in the HVAC system — A clean air filter can improve the air quality and energy efficiency of the HVAC system, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Rental Replace the ceiling fan in the living room — A new ceiling fan can improve the comfort and energy efficiency of the living room, making it more appealing to renters. ↑
• Both Clean the air filter in the HVAC system — A clean air filter can improve the air quality and energy efficiency of the HVAC system, benefiting both resale and rental value. ↑

ⓘ 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: 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

• 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

-12.1% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $50,000 IRES
• 2026-04-24 Price Changed $52,900 IRES
• 2026-02-28 Listed $56,900 IRES