517 E Trilby Rd #38 · Fort Collins, CO 80525

$92,900

4 bd · 2.0 ba · 1,344 sqft · Manufactured · 84 Days on market

Built 2026

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 4 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, community events, and scenic views, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Scenic views
• Playground
• Built 2026

Tags

• PLAYGROUND
• SCENIC VIEWS

Property features AI

Finance

• Financial info: List price $92,900

Exterior

• Utilities: Electric service; Central air
• Home design: Spec-built property

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Approx. living area 1,344

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 2.6% in Fort Collins — 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 80/100 on livability (#11 in CO, #1,750 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: 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: Cottonwood Plains Elementary School (math 15% / reading 32%, grade F, #634 of 966 statewide, top 67%, 386 students, 52% FRL); Lucile Erwin Middle School (math 18% / reading 35%, grade F, #160 of 270 statewide, top 60%, 712 students, 36% FRL); Loveland High School (math 35% / reading 71%, grade C-, #88 of 381 statewide, top 23%, 1,525 students, 28% FRL).
• Market conditions: Rents rising (+2.7%/yr); 207 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 30% of the median local income ($92k/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 $642 of loan paydown is wiped out by about $3k 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 + 2.7% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($87k) 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 $87,326 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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.
6. 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.
7. 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: 2.48% ✓
• Cap rate: 21.48%
• Cash-on-cash: 54.24%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.66% rent growth · sell at horizon

5-year hold

• IRR: 52.0%
• Equity multiple: 3.27×
• Total profit: $59,086
• Equity at exit: $13,852

10-year hold

• IRR: 57.2%
• Equity multiple: 6.57×
• Total profit: $144,827
• Equity at exit: $8,032

Cash invested: $26,012 (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 80525

• Rents YoY: 2.7%
• Active inventory: 207
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$487
• Tax est. 1.5%: −$116 /mo · $1,394/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,176

Break-even live

Break-even rent $813

Max offer price $92,900

Occupancy floor 44%

Sensitivity live

Price	-10% $1,240	-5% $1,208	+0% $1,176	+5% $1,144	+10% $1,112
Rent	-10% $994	-5% $1,085	+0% $1,176	+5% $1,267	+10% $1,358
Rate	-1.0pp $1,223	-0.5pp $1,199	base $1,176	+0.5pp $1,152	+1.0pp $1,127

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6702 Desert Willow Way Fort Collins, CO	3.0	3.0	1341	$2,200	$1.64	16d	1	0.35mi
6803 Autumn Ridge Dr Fort Collins, CO	3.0	3.0	1216	$1,995	$1.64	25d	1	0.38mi
6803 Autumn Ridge Dr #1 Fort Collins, CO	3.0	2.5	1216	$1,995	$1.64	25d	1	0.38mi
7363 Avondale Rd Fort Collins, CO	1.0–3.0	1.0–2.0	942	$2,000	$2.12	16d	1	0.99mi
5620 Fossil Creek Pkwy Fort Collins, CO	1.0–3.0	1.0–2.0	1096	$2,330	$2.12	15d	1	1.08mi
1169 Bon Homme Richard Dr Fort Collins, CO	3.0	2.5	1630	$2,850	$1.75	16d	1	1.48mi

Listing history 12 events

1. 2026-06-21
   days on market $92,900 Active 84 DOM
2. 2026-06-18
   days on market $92,900 Active 81 DOM
3. 2026-06-17
   days on market $92,900 Active 80 DOM
4. 2026-06-16
   days on market $92,900 Active 79 DOM
5. 2026-06-15
   days on market $92,900 Active 78 DOM
6. 2026-06-14
   days on market $92,900 Active 76 DOM
7. 2026-06-13
   days on market $92,900 Active 75 DOM
8. 2026-06-10
   days on market $92,900 Active 73 DOM
9. 2026-06-09
   days on market $92,900 Active 72 DOM
10. 2026-06-08
    days on market $92,900 Active 71 DOM
11. 2026-06-07
    remarks 507-char remark
12. 2026-06-07
    listed $92,900 Active 70 DOM

ⓘ 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: $27,613
• − Mortgage interest: −$5,204
• − Property taxes: −$1,394
• − Insurance: −$464
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$2,703
• Taxable income: $13,430
• Est. tax owed @ 24.0%: −$3,223
• After-tax cash flow: $10,887/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 — Fort Collins

• Score: 80/100
• State rank: #11
• US rank: #1750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Collins, CO
• County: Larimer County · 338,255 people
• City population: 202,303
• Metro: Fort Collins, CO
• Population (ZIP): 54,211
• Household income: $91,636
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 2376.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 4% Portuguese 3% Italian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -475.41%
• Current HPI: 274.9897
• Rent YoY: ▲ 2.66%
• 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