10630 Titan Ave · Firestone, CO 80504

$90,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 7 Days on market

Built 2011 Average condition Est $100k · 10% 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 +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 10630 Titan Ave #295 in Firestone, a charming 3 bedroom, 2 bathroom home with a bright open layout, comfortable living spaces, and thoughtful features throughout. The exterior offers great curb appeal with easy care landscaping, a welcoming front entry, and an included storage shed for tools, seasonal items, outdoor gear, and extra storage. Inside, the living room feels warm and inviting with large windows, recessed lighting, and plenty of space to relax or entertain. The open flow leads into the dining area and kitchen, creating a connected main living space that works well for everyday life. The kitchen offers abundant cabinet storage, generous counter space, black appliances,

Key facts

• 2 parking spots
• Pool
• Built 2011

Property features AI

Finance

• Financial info: Monthly land lease: $928 (land lease expires December 31, 2026)
• HOA & community: Located in the Eagle Crest park; Land lease in place (monthly)

Exterior

• Parking: 2 off-street parking spaces; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available
• Home design: Manufactured home in park; Single-story (all main level)
• Construction: Wood siding; Composition roof; Vinyl skirting
• Exterior features: Front porch; Outdoor pool; Exterior lighting; Landscaped, level setting; Paved public road frontage

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Kitchen island; Eat-in kitchen; Laminate counters
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Built-in features; Ceiling fan(s); Eat-in kitchen; Entrance foyer; Kitchen island; Laminate counters; Open floorplan; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated average.

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 $90k).
• Cap rate 24.2% vs local median 2.9% in Firestone — 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 (#44 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• St. Vrain Valley School District No. Re1J (suburban): math 32% / reading 51% proficiency, ranked #23 of 86 in CO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centennial Elementary (math 32% / reading 47%, grade F, #357 of 966 statewide, top 40%, 468 students, 33% FRL); Coal Ridge Middle School (math 23% / reading 46%, grade F, #106 of 270 statewide, top 42%, 800 students, 32% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $90,000

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. 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.
3. 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.
4. 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: 2.76% ✓
• Cap rate: 24.15%
• Cash-on-cash: 63.79%
• DSCR: 3.84
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $99,712
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10611 Barron Cir	0.20mi	3/2.0	1,216 (0%)	3mo	$100,000	$82	88
4785 Audrey St #261	0.14mi	3/2.0	1,216 (0%)	10mo	$129,900	$107	85
10597 Bald Eagle Cir #244	0.16mi	3/2.0	1,174 (-4%)	5mo	$135,300	$115	82
4785 Audrey St	0.14mi	2/2.0 (-1)	1,216 (0%)	10mo	$129,900	$107	80
10833 Belmont St	0.36mi	3/2.0	1,216 (0%)	12mo	$97,000	$80	73
4595 Ashwood St	0.06mi	3/2.0	1,344 (+10%)	16mo	$108,900	$81	67
10729 Belmont St #146	0.31mi	3/2.0	1,292 (+6%)	11mo	$70,000	$54	66
10540 Barron Cir	0.34mi	3/2.0	1,350 (+11%)	1mo	$157,000	$116	65
4904 Eagle Crest Blvd	0.25mi	3/2.0	1,056 (-13%)	22mo	$85,000	$80	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 59.4%
• Equity multiple: 3.52×
• Total profit: $63,490
• Equity at exit: $13,419

10-year hold

• IRR: 63.1%
• Equity multiple: 6.44×
• Total profit: $137,172
• Equity at exit: $7,782

Cash invested: $25,200 (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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,483 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $1,339

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 41%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10670 Jake Jabs Blvd Firestone, CO	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	13d	26	0.18mi
10910 Turner Blvd #70 Longmont, CO	3.0	2.0	1152	$1,999	$1.74	21d	1	0.83mi
10692 Durango Pl Longmont, CO	3.0	2.0	1500	$2,395	$1.60	21d	1	0.98mi
10426 Durango Pl Longmont, CO	3.0	2.0	1500	$2,350	$1.57	21d	1	1.01mi
10767 Cimarron St Firestone, CO	1.0–2.0	1.0–2.0	760	$1,725	$2.27	13d	6	1.20mi

Listing history 10 events

1. 2026-06-18
   days on market $90,000 Active 7 DOM
2. 2026-06-17
   days on market $90,000 Active 6 DOM
3. 2026-06-16
   days on market $90,000 Active 5 DOM
4. 2026-06-15
   days on market $90,000 Active 4 DOM
5. 2026-06-14
   days on market $90,000 Active 2 DOM
6. 2026-06-13
   statusdays on market $90,000 Active 1 DOM
7. 2026-06-09
   days on market $90,000 Coming Soon 5 DOM
8. 2026-06-09
   days on market $90,000 Coming Soon 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $90,000 Coming Soon 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,794
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − Depreciation: −$2,618
• Taxable income: $15,568
• Est. tax owed @ 24.0%: −$3,736
• After-tax cash flow: $12,338/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.

Condition & rehab AI · 13 photos

Average 55/100 Cosmetic rehab

A moderately updated manufactured home with average condition, offering a good starting point for cosmetic renovations to enhance its resale and rental value.

Repairs flagged

• Minor Paint exterior — moderate wear on siding
• Minor Replace carpet — dated and worn
• Minor Update kitchen cabinets — dated and worn

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Freshens up living space and adds value
• Both Update kitchen cabinets — Modernizes kitchen and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint exterior · moderate wear on siding	Minor	$500–3,000
Replace carpet · dated and worn	Minor	$500–3,000
Update kitchen cabinets · dated and worn	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Freshens up living space and adds value ↑
• Both Update kitchen cabinets — Modernizes kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St. Vrain Valley School District No. Re1J
• NCES district ID: 0805370
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $71,571
• Composite: 37.73/100
• National rank: #4353
• State rank: #23 of 86 in CO

Livability — Firestone

• Score: 73/100
• State rank: #44
• US rank: #5060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Firestone, CO
• County: Weld County · 332,652 people
• City population: 1,684
• Metro: Greeley, CO
• Population (ZIP): 63,451
• Household income: $113,643
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1028.0

Population outlook (Weld County) Hauer SSP2

• Today (2025): 351,957 people
• By 2030: 385,304 · +9.5%
• By 2040: 451,818 · +28.4%
• By 2050: 514,478 · +46.2%
• By 2075: 648,733 · +84.3%
• By 2100: 720,400 · +104.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 1%

Political lean MEDSL · Weld

• 2024 margin: Strong R (+21.0) · D 38.2% · R 59.2% · Other 2.6%
• 2008→2024 swing: -12.2pp toward R · 2008: -8.7pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+18.0 2016: R+22.4 2012: R+13.2 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -534.45%
• Current HPI: 245.1351
• Rent YoY: ▼ -2.34%
• Metro: Greeley, 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

• 2026-06-04 Coming Soon $90,000 REColorado as Distributed by MLS Grid