221 W 57th St Unit 48B · Loveland, CO 80538

$70,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 41 Days on market

Built 1981 Est $79k · 11% under

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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 +12.4/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Affordable 3 bedroom 2 bathroom home in a great all-ages community! Newer, easy care vinyl plank flooring throughout the whole home! Large living room with centrally located in-wall evaporative cooler. Very nicely updated kitchen with all new wood cabinets, butcher block countertops, and all new appliances that are even included! Primary bedroom boasts a bay window and fully updated bathroom complete with new shower, new vanity and new toilet. 2 Additional bedrooms at the other end of the home. Second bath is a 1/2 bath with new vanity, new toilet, and new space saving stackable washer and dryer. Home has energy saving tankless water heater, for endless hot water! Outside you find a nice pa

Key facts

• Built 1981
• Listed 41 days

Property features AI

Finance

• Other: Minimal flood risk (C rating); Accessibility features include stall shower and proximity to bus
• HOA & community: No association fees or transfer/reserve fees listed

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water with meter installed; Public sewer; Natural gas available (Xcel); Electricity available; High-speed internet available; cable and satellite available; Underground utilities; Private trash service
• Home design: Manufactured home located in a park
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Deck; Storage structure; Cul-de-sac lot; Level lot and level drive; House faces northeast; Paved roads with gutters, sidewalks, and street lighting; Privately maintained road built to county standards

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Eat-in kitchen; Open floor plan; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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 $484 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($68k) 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.50% ✓
• Cap rate: 22.95%
• Cash-on-cash: 59.50%
• DSCR: 3.65
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $78,540
• 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 20B	0.00mi	2/1.0	868 (-6%)	3mo	$35,000	$40	88
221 W 57th St Unit 24A	0.00mi	3/2.0 (+1)	910 (-2%)	2mo	$54,000	$59	87
605 W 57th St #9	0.08mi	3/2.0 (+1)	924 (0%)	9mo	$62,000	$67	80
221 W 57th St Unit A3	0.24mi	3/1.5 (+1)	938 (+2%)	2mo	$34,900	$37	78
605 W 57th St #64	0.08mi	2/2.0	1,024 (+11%)	1mo	$89,000	$87	73
605 W 57th St #42	0.08mi	2/2.0	1,056 (+14%)	2mo	$89,900	$85	66
605 W 57th St	0.08mi	2/2.0	1,056 (+14%)	2mo	$89,900	$85	66
420 E 57th St #283	0.69mi	3/2.0 (+1)	924 (0%)	1mo	$70,000	$76	58
420 E 57th St #203	0.69mi	3/1.0 (+1)	938 (+2%)	5mo	$32,000	$34	56
420 E 57th Street #223	0.69mi	3/2.0 (+1)	1,056 (+14%)	3mo	$99,000	$94	33
420 E 57th St	0.69mi	3/2.0 (+1)	1,024 (+11%)	10mo	$113,000	$110	32
420 E 57th St #131	0.69mi	3/2.0 (+1)	1,024 (+11%)	10mo	$113,000	$110	32

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: 58.3%
• Equity multiple: 3.59×
• Total profit: $50,730
• Equity at exit: $10,437

10-year hold

• IRR: 63.1%
• Equity multiple: 7.36×
• Total profit: $124,600
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$367
• Tax from tax record: −$15 /mo · $175/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $972

Break-even live

Break-even rent $520

Max offer price $70,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,011	-5% $992	+0% $972	+5% $952	+10% $932
Rent	-10% $834	-5% $903	+0% $972	+5% $1,041	+10% $1,110
Rate	-1.0pp $1,007	-0.5pp $990	base $972	+0.5pp $954	+1.0pp $935

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: $17,500
• Closing costs: $2,100
• 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	0.39mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	14d	1	0.68mi
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	14d	1	0.68mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	14d	1	0.69mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	24d	1	0.75mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	24d	1	0.77mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	24d	1	0.77mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,662	$1.92	24d	1	0.81mi
171 E 42nd St Loveland, CO	1.0	1.5	889	$1,900	$2.14	24d	1	1.23mi

Listing history 16 events

1. 2026-06-18
   days on market $70,000 Active 41 DOM
2. 2026-06-17
   days on market $70,000 Active 40 DOM
3. 2026-06-16
   days on market $70,000 Active 39 DOM
4. 2026-06-15
   days on market $70,000 Active 38 DOM
5. 2026-06-14
   days on market $70,000 Active 36 DOM
6. 2026-06-13
   pricedays on market $70,000 Active 35 DOM
7. 2026-06-10
   days on market $75,000 Active 33 DOM
8. 2026-06-09
   days on market $75,000 Active 32 DOM
9. 2026-06-08
   days on market $75,000 Active 31 DOM
10. 2026-06-07
    days on market $75,000 Active 30 DOM
11. 2026-06-03
    days on market $75,000 Active 26 DOM
12. 2026-06-02
    days on market $75,000 Active 25 DOM
13. 2026-06-01
    days on market $75,000 Active 24 DOM
14. 2026-05-31
    days on market $75,000 Active 23 DOM
15. 2026-05-30
    days on market $75,000 Active 22 DOM
16. 2026-05-08
    listed $75,000 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: $175 · $15/mo
• Projected year-2 tax: $385 · $32/mo
• Expected delta: +$210/yr (+$17/mo · 119.5%)

ⓘ 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 · 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: $21,003
• − Mortgage interest: −$3,921
• − Property taxes: −$175
• − Insurance: −$350
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$2,036
• Taxable income: $11,160
• Est. tax owed @ 24.0%: −$2,678
• After-tax cash flow: $8,984/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

• 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

1 event — show timeline

• 2026-05-08 Listed $75,000 IRES

Property tax history

+8.5%/yr

Latest (2025): $175 · +178.1% YoY. Source: county tax records.