605 W 57th St #13 · Loveland, CO 80538

$69,000

2 bd · 2.0 ba · 938 sqft · Manufactured public records · 35 Days on market

Built 1981 Est $64k · 8% over

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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 +3.8/15.0
• 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 MLS

Charming, well kept home in a great 55 and older senior park! Move in ready home with many updates including fresh interior paint on walls and ceiling, professionally cleaned carpets, new floor tile in entryway and bathroom, new toilets, faucets, some lighting, updated switches and outlets, and paint in the carport. Great open layout with south facing living room. Kitchen has loads of cabinets, counter space a peninsula and pantry. Spacious primary bedroom with large closet and huge built in with drawers and plenty of windows for natural light. Main bathroom has double sinks, tub shower and the washer/ dryer hook-ups. Bedrooms 2 and 3 are Jack & Jill style with a 1/2 bath in between. Great parking with the 1 car carport plus 2 other spaces besides. Small yard and a storage shed/ workshop with electricity! Grab bars in primary bathroom and hand rails in hallway for safety. This is a great, well priced home and in a great park. Located at the back of the park and away from the larger street. Don't miss this one!

Key facts

• Large eat-in kitchen
• New vanity
• Plenty of storage

Tags

• OPEN CONCEPT
• LARGE EAT-IN KITCHEN
• NEW FLOORING
• NEW VANITY
• NEW PAINT
• PLENTY OF STORAGE

Property features AI

Finance

• Other: No recorded improvements
• HOA & community: No association fees

Exterior

• Parking: Carport
• Utilities: City water (meter installed) and other water source; Sewer: other; Natural gas available (Xcel); Electricity available; Cable available
• Home design: Manufactured in park (mobile home)
• Construction: Frame construction; Composition siding; Composition roof; Post and pier basement
• Exterior features: Partial fencing; Storage structure

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Disposal
• Bedrooms: 3 bedrooms (all conforming)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Evaporative cooling; Ceiling fans
• Interior features: Eat-in kitchen; Window coverings; Fire alarm

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $477 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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: 22.68%
• Cash-on-cash: 58.52%
• DSCR: 3.60
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $63,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 W 57th St #9	0.00mi	3/2.0 (+1)	924 (-2%)	9mo	$62,000	$67	85
221 W 57th St Unit B31	0.07mi	2/2.0	938 (0%)	14mo	$50,000	$53	85
221 W 57th St Unit 24A	0.08mi	3/2.0 (+1)	910 (-3%)	2mo	$54,000	$59	85
605 W 57th St #64	0.00mi	2/2.0	1,024 (+9%)	1mo	$89,000	$87	84
221 W 57th St Unit 20B	0.08mi	2/1.0	868 (-8%)	3mo	$35,000	$40	77
605 W 57th St #42	0.00mi	2/2.0	1,056 (+13%)	2mo	$89,900	$85	77
605 W 57th St	0.00mi	2/2.0	1,056 (+13%)	2mo	$89,900	$85	77
221 W 57th St Unit A3	0.32mi	3/1.5 (+1)	938 (0%)	2mo	$34,900	$37	77
221 W 57th St Unit 46B	0.08mi	3/2.0 (+1)	924 (-2%)	15mo	$33,000	$36	76
221 W 57th St Unit 34A	0.08mi	3/2.0 (+1)	1,008 (+8%)	14mo	$69,000	$68	67
5774 Sunnybrook Ct #23	0.62mi	2/2.0	924 (-2%)	14mo	$73,900	$80	57
5774 Sunnybrook Ct	0.62mi	2/2.0	924 (-2%)	14mo	$73,900	$80	57

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: 57.2%
• Equity multiple: 3.54×
• Total profit: $49,010
• Equity at exit: $10,288

10-year hold

• IRR: 62.2%
• Equity multiple: 7.25×
• Total profit: $120,694
• Equity at exit: $5,966

Cash invested: $19,320 (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: $1,723 high
• Mortgage (P&I): −$362
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $942

Break-even live

Break-even rent $530

Max offer price $69,000

Occupancy floor 40%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	23d	1	0.41mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	13d	1	0.74mi
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	13d	1	0.74mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	13d	1	0.74mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	23d	1	0.80mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	23d	1	0.82mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	23d	1	0.82mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,662	$1.92	23d	1	0.86mi
171 E 42nd St Loveland, CO	1.0	1.5	889	$1,900	$2.14	23d	1	1.27mi
1650 Oak Creek Dr Loveland, CO	2.0	1.5	1072	$1,985	$1.85	13d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $69,000 Active 35 DOM
2. 2026-06-17
   days on market $69,000 Active 34 DOM
3. 2026-06-16
   days on market $69,000 Active 33 DOM
4. 2026-06-15
   days on market $69,000 Active 32 DOM
5. 2026-06-14
   days on market $69,000 Active 30 DOM
6. 2026-06-13
   days on market $69,000 Active 29 DOM
7. 2026-06-10
   days on market $69,000 Active 27 DOM
8. 2026-06-09
   days on market $69,000 Active 26 DOM
9. 2026-06-08
   days on market $69,000 Active 25 DOM
10. 2026-06-07
    days on market $69,000 Active 24 DOM
11. 2026-06-03
    days on market $69,000 Active 20 DOM
12. 2026-06-02
    days on market $69,000 Active 19 DOM
13. 2026-06-01
    days on market $69,000 Active 18 DOM
14. 2026-05-31
    days on market $69,000 Active 17 DOM
15. 2026-05-30
    days on market $69,000 Active 16 DOM
16. 2026-05-14
    listed $69,000 Active
17. 2024-07-22
    soldstatus $67,000 Sold 1029-char remark

    Show marketing remark (1029 chars)

    Charming, well kept home in a great 55 and older senior park! Move in ready home with many updates including fresh interior paint on walls and ceiling, professionally cleaned carpets, new floor tile in entryway and bathroom, new toilets, faucets, some lighting, updated switches and outlets, and paint in the carport. Great open layout with south facing living room. Kitchen has loads of cabinets, counter space a peninsula and pantry. Spacious primary bedroom with large closet and huge built in with drawers and plenty of windows for natural light. Main bathroom has double sinks, tub shower and the washer/ dryer hook-ups. Bedrooms 2 and 3 are Jack & Jill style with a 1/2 bath in between. Great parking with the 1 car carport plus 2 other spaces besides. Small yard and a storage shed/ workshop with electricity! Grab bars in primary bathroom and hand rails in hallway for safety. This is a great, well priced home and in a great park. Located at the back of the park and away from the larger street. Don't miss this one!

18. 2024-06-17
    historical Active - Backup 1029-char remark

    Show marketing remark (1029 chars)

    Charming, well kept home in a great 55 and older senior park! Move in ready home with many updates including fresh interior paint on walls and ceiling, professionally cleaned carpets, new floor tile in entryway and bathroom, new toilets, faucets, some lighting, updated switches and outlets, and paint in the carport. Great open layout with south facing living room. Kitchen has loads of cabinets, counter space a peninsula and pantry. Spacious primary bedroom with large closet and huge built in with drawers and plenty of windows for natural light. Main bathroom has double sinks, tub shower and the washer/ dryer hook-ups. Bedrooms 2 and 3 are Jack & Jill style with a 1/2 bath in between. Great parking with the 1 car carport plus 2 other spaces besides. Small yard and a storage shed/ workshop with electricity! Grab bars in primary bathroom and hand rails in hallway for safety. This is a great, well priced home and in a great park. Located at the back of the park and away from the larger street. Don't miss this one!

19. 2024-05-31
    price $67,000 1029-char remark

    Show marketing remark (1029 chars)

    Charming, well kept home in a great 55 and older senior park! Move in ready home with many updates including fresh interior paint on walls and ceiling, professionally cleaned carpets, new floor tile in entryway and bathroom, new toilets, faucets, some lighting, updated switches and outlets, and paint in the carport. Great open layout with south facing living room. Kitchen has loads of cabinets, counter space a peninsula and pantry. Spacious primary bedroom with large closet and huge built in with drawers and plenty of windows for natural light. Main bathroom has double sinks, tub shower and the washer/ dryer hook-ups. Bedrooms 2 and 3 are Jack & Jill style with a 1/2 bath in between. Great parking with the 1 car carport plus 2 other spaces besides. Small yard and a storage shed/ workshop with electricity! Grab bars in primary bathroom and hand rails in hallway for safety. This is a great, well priced home and in a great park. Located at the back of the park and away from the larger street. Don't miss this one!

20. 2024-05-06
    listed $69,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Charming, well kept home in a great 55 and older senior park! Move in ready home with many updates including fresh interior paint on walls and ceiling, professionally cleaned carpets, new floor tile in entryway and bathroom, new toilets, faucets, some lighting, updated switches and outlets, and paint in the carport. Great open layout with south facing living room. Kitchen has loads of cabinets, counter space a peninsula and pantry. Spacious primary bedroom with large closet and huge built in with drawers and plenty of windows for natural light. Main bathroom has double sinks, tub shower and the washer/ dryer hook-ups. Bedrooms 2 and 3 are Jack & Jill style with a 1/2 bath in between. Great parking with the 1 car carport plus 2 other spaces besides. Small yard and a storage shed/ workshop with electricity! Grab bars in primary bathroom and hand rails in hallway for safety. This is a great, well priced home and in a great park. Located at the back of the park and away from the larger street. Don't miss this one!

21. 2023-09-15
    soldstatus $50,000 Sold 770-char remark

    Show marketing remark (770 chars)

    Darling home in a great senior park (55+ age restricted) in Loveland. Well taken care of home with 3 bedrooms, 2 are jack & jill with a 1/2 bath in-between. Primary Bedroom has built in dresser, large closet and plenty of windows for great natural light. Kitchen has plenty of storage and counter space plus a pantry. Refrigerator, Electric stove/oven, Dishwasher, Clothes Washer & Clothes Dryer all stay with the home. This park requires a pre-inspection of the home so that's already done! 1 car carport plus 2 other spaces. Small yard and a great workshop with electricity! Grab bars in primary bathroom and hand rails in hallway. Double sinks also in Primary bathroom. This is a great home, great park and a great price. Lot rent only $890.00. Don't miss it.

22. 2023-09-01
    historical Active - Backup 770-char remark

    Show marketing remark (770 chars)

    Darling home in a great senior park (55+ age restricted) in Loveland. Well taken care of home with 3 bedrooms, 2 are jack & jill with a 1/2 bath in-between. Primary Bedroom has built in dresser, large closet and plenty of windows for great natural light. Kitchen has plenty of storage and counter space plus a pantry. Refrigerator, Electric stove/oven, Dishwasher, Clothes Washer & Clothes Dryer all stay with the home. This park requires a pre-inspection of the home so that's already done! 1 car carport plus 2 other spaces. Small yard and a great workshop with electricity! Grab bars in primary bathroom and hand rails in hallway. Double sinks also in Primary bathroom. This is a great home, great park and a great price. Lot rent only $890.00. Don't miss it.

23. 2023-07-20
    listed $65,000 Active 770-char remark

    Show marketing remark (770 chars)

    Darling home in a great senior park (55+ age restricted) in Loveland. Well taken care of home with 3 bedrooms, 2 are jack & jill with a 1/2 bath in-between. Primary Bedroom has built in dresser, large closet and plenty of windows for great natural light. Kitchen has plenty of storage and counter space plus a pantry. Refrigerator, Electric stove/oven, Dishwasher, Clothes Washer & Clothes Dryer all stay with the home. This park requires a pre-inspection of the home so that's already done! 1 car carport plus 2 other spaces. Small yard and a great workshop with electricity! Grab bars in primary bathroom and hand rails in hallway. Double sinks also in Primary bathroom. This is a great home, great park and a great price. Lot rent only $890.00. Don't miss it.

ⓘ 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: $339 · $28/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$41/yr (+$3/mo · 12.1%)

ⓘ 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 · 16 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: $20,674
• − Mortgage interest: −$3,865
• − Property taxes: −$339
• − Insurance: −$345
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$2,007
• Taxable income: $10,810
• Est. tax owed @ 24.0%: −$2,594
• After-tax cash flow: $8,712/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

+6.2% since first listed

8 events — show timeline

• 2026-05-14 Listed $69,000 IRES
• 2024-07-22 Sold (MLS) $67,000 IRES
• 2024-06-17 Contingent — IRES
• 2024-05-31 Price Changed $67,000 IRES
• 2024-05-06 Listed $69,000 IRES
• 2023-09-15 Sold (MLS) $50,000 IRES
• 2023-09-01 Contingent — IRES
• 2023-07-20 Listed $65,000 IRES

Property tax history

+10.7%/yr

Latest (2025): $339 · +308.9% YoY. Source: county tax records.