3717 S Taft Hill Rd S #70 · Fort Collins, CO 80526

$125,000

2 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 23 Days on market

Built 2016 Est $132k · 5% under ↓ 17% since listing

---

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 +9.8/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make Offer! Seller has to move. Great Location! Lot Rent $711. North end of park. Fewer neighbors. 16x16 Beautiful Deck off back! Clean well cared for Doublewide MH. Trim molding throughout home and matching baseboards. White appliances, Alluminum siding. Saloon doors to laundryroom. Newer carpeting & paint. Blanco porceline kitchen sink 33x22. Gas Range, Ref, Washer/Dryer. Hardwood floors. Application with Sun Communities.

Key facts

• Real drywall
• 16 by 16 deck
• No rear neighbors

Tags

• GREAT LOCATION
• NO REAR NEIGHBORS
• REAL DRYWALL
• CROWN MOLDING
• WRAPAROUND PORCH
• 16 BY 16 DECK

Property features AI

Finance

• Other: Located in Timber Ridge North Mobile Home Park (directions: west side of S Taft Hill Rd between Harmony and Horsetooth; very north end of park on Wyoming Street)
• HOA & community: No association fees or transfer fees

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water with meter; Natural gas available (Xcel Energy); Electricity available; High-speed internet available; Trash service included in monthly lease payment
• Home design: Manufactured in park; Mobile home
• Construction: Metal siding; Composition roof
• Exterior features: Deck; Storage structure

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate dining room; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

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 $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% 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.
• Poudre School District R-1 (urban): math 45% / reading 60% proficiency, ranked #10 of 86 in CO (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Olander Elementary School (math 34% / reading 62%, grade D, #232 of 966 statewide, top 25%, 343 students, 40% FRL); Rocky Mountain High School (math 46% / reading 69%, grade C, #68 of 381 statewide, top 18%, 2,069 students, 27% FRL).
• Market conditions: Rents rising (+1.5%/yr); 175 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($89k/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 $864 of loan paydown is wiped out by about $4k 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 + 1.5% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $123,125 (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. 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?
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: 1.78% ✓
• Cap rate: 16.13%
• Cash-on-cash: 35.13%
• DSCR: 2.56
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $131,712
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2300 W County Road 38e #72	0.46mi	3/2.0 (+1)	1,568 (0%)	13mo	$130,000	$83	63
2300 W County Road 38 Rd E #242	0.46mi	3/2.0 (+1)	1,456 (-7%)	4mo	$123,000	$84	59

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 · 1.46% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 2.19×
• Total profit: $41,562
• Equity at exit: $18,638

10-year hold

• IRR: 35.5%
• Equity multiple: 4.04×
• Total profit: $106,516
• Equity at exit: $10,808

Cash invested: $35,000 (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 80526

• Rents YoY: 1.5%
• Active inventory: 175
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$656
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $1,025

Break-even live

Break-even rent $931

Max offer price $125,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,095	-5% $1,060	+0% $1,025	+5% $989	+10% $954
Rent	-10% $849	-5% $937	+0% $1,025	+5% $1,113	+10% $1,201
Rate	-1.0pp $1,088	-0.5pp $1,056	base $1,025	+0.5pp $992	+1.0pp $959

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4109 Red Fox Rd Fort Collins, CO	2.0	1.0	1248	$2,000	$1.60	24d	1	0.76mi
4400 Vista Dr Fort Collins, CO	3.0	2.5	1901	$2,595	$1.37	24d	1	0.77mi
2828 Silverplume Dr Unit N-1 Fort Collins, CO	2.0	2.5	1983	$1,885	$0.95	24d	1	1.04mi
1020 Wabash St Fort Collins, CO	1.0–2.0	1.0–2.0	883	$2,142	$2.42	14d	12	1.19mi
1212 Raintree Dr Fort Collins, CO	1.0–3.0	1.0–2.0	1048	$2,235	$2.13	14d	14	1.36mi
3525 Tradition Dr Fort Collins, CO	3.0	2.0	1716	$2,450	$1.43	24d	1	1.38mi
737 Butte Pass Dr Fort Collins, CO	3.0	2.0	1600	$2,795	$1.75	24d	1	1.46mi
1775 Ashlar DR Fort Collins, CO	1.0–3.0	1.0–2.0	1071	$2,664	$2.49	14d	2	1.48mi

Listing history 14 events

1. 2026-06-09
   status $125,000 Pending 23 DOM
2. 2026-06-08
   days on market $125,000 Active 23 DOM
3. 2026-06-07
   days on market $125,000 Active 22 DOM
4. 2026-06-03
   days on market $125,000 Active 18 DOM
5. 2026-06-02
   days on market $125,000 Active 17 DOM
6. 2026-06-01
   days on market $125,000 Active 16 DOM
7. 2026-05-31
   days on market $125,000 Active 15 DOM
8. 2026-05-30
   days on market $125,000 Active 14 DOM
9. 2026-05-15
   listed $125,000 Active
10. 2022-10-17
    soldstatus $132,000 Sold 431-char remark

    Show marketing remark (431 chars)

    Make Offer! Seller has to move. Great Location! Lot Rent $711. North end of park. Fewer neighbors. 16x16 Beautiful Deck off back! Clean well cared for Doublewide MH. Trim molding throughout home and matching baseboards. White appliances, Alluminum siding. Saloon doors to laundryroom. Newer carpeting & paint. Blanco porceline kitchen sink 33x22. Gas Range, Ref, Washer/Dryer. Hardwood floors. Application with Sun Communities.

11. 2022-09-28
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Make Offer! Seller has to move. Great Location! Lot Rent $711. North end of park. Fewer neighbors. 16x16 Beautiful Deck off back! Clean well cared for Doublewide MH. Trim molding throughout home and matching baseboards. White appliances, Alluminum siding. Saloon doors to laundryroom. Newer carpeting & paint. Blanco porceline kitchen sink 33x22. Gas Range, Ref, Washer/Dryer. Hardwood floors. Application with Sun Communities.

12. 2022-09-14
    price $132,000 431-char remark

    Show marketing remark (431 chars)

    Make Offer! Seller has to move. Great Location! Lot Rent $711. North end of park. Fewer neighbors. 16x16 Beautiful Deck off back! Clean well cared for Doublewide MH. Trim molding throughout home and matching baseboards. White appliances, Alluminum siding. Saloon doors to laundryroom. Newer carpeting & paint. Blanco porceline kitchen sink 33x22. Gas Range, Ref, Washer/Dryer. Hardwood floors. Application with Sun Communities.

13. 2022-09-08
    price $142,000 431-char remark

    Show marketing remark (431 chars)

    Make Offer! Seller has to move. Great Location! Lot Rent $711. North end of park. Fewer neighbors. 16x16 Beautiful Deck off back! Clean well cared for Doublewide MH. Trim molding throughout home and matching baseboards. White appliances, Alluminum siding. Saloon doors to laundryroom. Newer carpeting & paint. Blanco porceline kitchen sink 33x22. Gas Range, Ref, Washer/Dryer. Hardwood floors. Application with Sun Communities.

14. 2022-09-06
    listed $150,000 Active 431-char remark

    Show marketing remark (431 chars)

    Make Offer! Seller has to move. Great Location! Lot Rent $711. North end of park. Fewer neighbors. 16x16 Beautiful Deck off back! Clean well cared for Doublewide MH. Trim molding throughout home and matching baseboards. White appliances, Alluminum siding. Saloon doors to laundryroom. Newer carpeting & paint. Blanco porceline kitchen sink 33x22. Gas Range, Ref, Washer/Dryer. Hardwood floors. Application with Sun Communities.

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$350/yr (+$29/mo · 103.4%)

ⓘ 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 ≥91°F today · 19 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: $26,741
• − Mortgage interest: −$7,002
• − Property taxes: −$338
• − Insurance: −$625
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$3,636
• Taxable income: $10,861
• Est. tax owed @ 24.0%: −$2,607
• After-tax cash flow: $9,690/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: Poudre School District R-1
• NCES district ID: 0803990
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $57,281
• Composite: 45.5/100
• National rank: #2610
• State rank: #10 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

• County: Larimer County · 338,255 people
• City population: 202,303
• Metro: Fort Collins, CO
• Population (ZIP): 44,326
• Household income: $88,686
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 2386.0

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 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Slovak 4% Romanian 4%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -437.47%
• Current HPI: 280.4791
• Rent YoY: ▲ 1.46%
• 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

-16.7% since first listed

6 events — show timeline

• 2026-05-15 Listed $125,000 IRES
• 2022-10-17 Sold (MLS) $132,000 IRES
• 2022-09-28 Pending — IRES
• 2022-09-14 Price Changed $132,000 IRES
• 2022-09-08 Price Changed $142,000 IRES
• 2022-09-06 Listed $150,000 IRES

Property tax history

+2.2%/yr

Latest (2025): $338 · +247.7% YoY. Source: county tax records.