1720 S Marshall Rd #41 · Boulder, CO 80305

$79,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 266 Days on market

Built 1997 871 sqft lot Est $127k · 38% under ↓ 31% since listing

---

Why this score? — see what drove the A- 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
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a pristine location with serene views of horse and cattle pastures, and set against the backdrop of the foothills, this charming two-bedroom, one-bath home offers comfort and tranquility. The spacious kitchen features a breakfast bar, perfect for casual dining, while the bathroom is equipped with a convenient walk-in shower. Step outside to enjoy the peaceful backyard, complete with a deck-an ideal space for solitude, meditation, or quiet gatherings. Close to hiking and bike trails.

Key facts

• Spacious kitchen
• Deck
• Walk-in shower

Tags

• SPACIOUS KITCHEN
• BREAKFAST BAR
• WALK-IN SHOWER
• PEACEFUL BACKYARD
• DECK
• HIKING AND BIKE TRAILS

Property features AI

Exterior

• Parking: Carport
• Utilities: Well water (meter installed); Natural gas available (Xcel Energy)
• Home design: Manufactured in-park home (mobile home); Single-story (manufactured)
• Construction: Composition exterior materials; Other roof type
• Exterior features: Land lease community; Storage structure; Deciduous trees; Paved surfaces; Fire hydrant within 500 feet; Asphalt road surface; Private road to county standards

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms
• Bathrooms: One three-quarter bathroom
• Interior features: Eat-in kitchen; Open floor plan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.4% vs local median 1.7% in Boulder — 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 77/100 on livability (#24 in CO, #2,958 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D+, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Mesa Elementary School (math 54% / reading 77%, grade B+, #61 of 966 statewide, top 6%, 246 students, 13% FRL); Fairview High School (math 79% / reading 91%, grade A, #1 of 381 statewide, top 0%, 1,880 students, 14% FRL) — zoned schools at 13% FRL track the district average.
• Zoned-school proficiency averages 75% at this address vs 58% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Boulder Valley School District No. Re2 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.2%/yr); 60 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $36k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.88% ✓
• Cap rate: 26.40%
• Cash-on-cash: 71.80%
• DSCR: 4.19
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $127,008
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 S Marshall Rd #24	0.00mi	2/1.0	896 (+14%)	7mo	$100,000	$112	71
1720 S Marshall Rd #19	0.00mi	3/2.0 (+1)	896 (+14%)	13mo	$145,000	$162	56

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 73.8%
• Equity multiple: 4.46×
• Total profit: $76,642
• Equity at exit: $11,779

10-year hold

• IRR: 78.2%
• Equity multiple: 9.92×
• Total profit: $197,398
• Equity at exit: $6,830

Cash invested: $22,120 (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 80305

• Rents YoY: 5.2%
• Active inventory: 60
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$414
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,323

Break-even live

Break-even rent $597

Max offer price $79,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,368	-5% $1,346	+0% $1,323	+5% $1,301	+10% $1,279
Rent	-10% $1,144	-5% $1,234	+0% $1,323	+5% $1,413	+10% $1,503
Rate	-1.0pp $1,363	-0.5pp $1,344	base $1,323	+0.5pp $1,303	+1.0pp $1,282

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
680 S Lashley Ln Boulder, CO	2.0	1.0–1.5	525	$2,020	$3.85	14d	22	1.25mi
4977 Moorhead Ave Boulder, CO	1.0–2.0	1.0	735	$2,104	$2.86	14d	22	1.26mi
20 S Boulder Cir #2309 Boulder, CO	2.0	2.0	1000	$2,150	$2.15	14d	1	1.29mi
70 S Boulder Cir #7022 Boulder, CO	1.0	1.0	637	$1,495	$2.35	22d	1	1.29mi
640 S Lashley Ln Unit 640-102 Boulder, CO	2.0	1.5	650	$2,020	$3.11	22d	1	1.29mi
640 S Lashley Ln Unit 660-203 Boulder, CO	1.0	1.0	550	$1,495	$2.72	22d	1	1.29mi
4827 Thunderbird Dr Boulder, CO	1.0–2.0	1.0	700	$1,571	$2.24	22d	6	1.30mi
4917 Thunderbird Dr Boulder, CO	1.0–2.0	1.0	725	$1,845	$2.54	22d	1	1.31mi
3455 Table Mesa Dr Boulder, CO	2.0	1.0–2.0	674	$2,797	$4.15	14d	38	1.42mi
4800 Osage Dr Boulder, CO	2.0	1.5	918	$2,399	$2.61	14d	1	1.43mi
4990 Osage Dr Boulder, CO	1.0–2.0	1.0	735	$1,855	$2.52	22d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $79,000 Active 266 DOM
2. 2026-06-17
   days on market $79,000 Active 265 DOM
3. 2026-06-16
   days on market $79,000 Active 264 DOM
4. 2026-06-15
   days on market $79,000 Active 263 DOM
5. 2026-06-14
   days on market $79,000 Active 261 DOM
6. 2026-06-13
   days on market $79,000 Active 260 DOM
7. 2026-06-10
   days on market $79,000 Active 258 DOM
8. 2026-06-09
   days on market $79,000 Active 257 DOM
9. 2026-06-09
   days on market $79,000 Active 256 DOM
10. 2026-06-07
    days on market $79,000 Active 255 DOM
11. 2026-06-05
    status $79,000 Active 252 DOM
12. 2026-05-14
    status Pending
13. 2026-04-02
    status Active
14. 2026-04-01
    historical
15. 2026-03-31
    price $79,000
16. 2026-03-19
    price $85,000
17. 2026-01-28
    price $89,000
18. 2026-01-03
    status Active
19. 2026-01-03
    price $94,500
20. 2025-12-30
    historical
21. 2025-12-09
    price $95,000
22. 2025-11-14
    price $105,000
23. 2025-08-30
    listed $115,000 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: $290 · $24/mo
• Projected year-2 tax: $434 · $36/mo
• Expected delta: +$144/yr (+$12/mo · 49.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,263
• − Mortgage interest: −$4,425
• − Property taxes: −$290
• − Insurance: −$395
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$2,298
• Taxable income: $15,493
• Est. tax owed @ 24.0%: −$3,718
• After-tax cash flow: $12,163/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Boulder

• Score: 77/100
• State rank: #24
• US rank: #2958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Boulder County · 271,666 people
• City population: 121,246
• Metro: Boulder, CO
• Population (ZIP): 16,291
• Household income: $126,107
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1048.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 8% Asian 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Romanian 4% Slovak 4%
• Foreign-born: 9% · China, Canada, South Korea
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Other Indo-European 2%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -930.73%
• Current HPI: 313.8746
• Rent YoY: ▲ 5.21%
• Metro: Boulder, 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

-31.3% since first listed

12 events — show timeline

• 2026-05-14 Pending — IRES
• 2026-04-02 Relisted — IRES
• 2026-04-01 Listing Removed — IRES
• 2026-03-31 Price Changed $79,000 IRES
• 2026-03-19 Price Changed $85,000 IRES
• 2026-01-28 Price Changed $89,000 IRES
• 2026-01-03 Relisted — IRES
• 2026-01-03 Price Changed $94,500 IRES
• 2025-12-30 Listing Removed — IRES
• 2025-12-09 Price Changed $95,000 IRES
• 2025-11-14 Price Changed $105,000 IRES
• 2025-08-30 Listed $115,000 IRES

Property tax history

+3.5%/yr

Latest (2025): $290 · +213.7% YoY. Source: county tax records.