310 Skylark Cir · Lafayette, CO 80026

$90,000

3 bd · 2.0 ba · 854 sqft · Manufactured public records · 5 Days on market

Built 1971 10 ac lot Est $73k · 24% over

---

Why this score? — see what drove the C+ 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
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This home offers defined living, dining, and kitchen areas arranged for everyday use, with interior spaces that provide a natural flow between rooms. Natural light is present throughout the main living areas, contributing to a bright interior environment. The interior includes well-sized rooms with flexibility for a variety of configurations and furnishings. The arrangement of spaces supports efficient day-to-day residential use while providing versatility throughout the home.

Key facts

• 10.47 acre lot
• Built 1971
• Listed 5 days

Property features AI

Finance

• Other: Living area reported as 854 (public records); Lot/park lot number 310
• HOA & community: Park land lease of $1,250 per month (month-to-month lease; lease term through 2026-12-31)

Exterior

• Utilities: Community sewer
• Home design: Manufactured home located in a park; Mobile home; Individual ownership
• Construction: Wood siding construction; Metal roof
• Exterior features: Metal roof; Wood siding; Located in the Skylark mobile home park

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Forced air heating
• Interior features: All main-level living (single-level floorplan)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($15k/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 22.9% vs local median 2.6% in Lafayette — 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 85/100 on livability (#1 in CO, #566 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, 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: Alicia Sanchez International School (math 5% / reading 22%, grade F, #824 of 966 statewide, top 88%, 343 students, 74% FRL); Angevine Middle School (math 29% / reading 47%, grade F, #90 of 270 statewide, top 34%, 661 students, 44% FRL); Centaurus High School (math 54% / reading 74%, grade B-, #38 of 381 statewide, top 10%, 1,525 students, 32% FRL) — zoned schools average 50% FRL vs 16% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 58% district-wide (-20 pts) — the specific schools serving this property underperform the Boulder Valley School District No. Re2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 205 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $622 of loan paydown is wiped out by about $3k 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 + 1.6% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.62% ✓
• Cap rate: 22.85%
• Cash-on-cash: 59.14%
• DSCR: 3.63
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $72,590
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Skylark Cir	0.03mi	3/2.0	924 (+8%)	5mo	$82,000	$89	80
709 Cardinal Dr	0.10mi	3/2.0	960 (+12%)	1mo	$104,000	$108	74
277 Skylark Cir	0.14mi	2/1.0 (-1)	928 (+9%)	1mo	$75,000	$81	70
723 Oriole Dr	0.28mi	3/2.0	871 (+2%)	18mo	$20,000	$23	69
804 Meadowlark Cv	0.30mi	2/2.0 (-1)	938 (+10%)	8mo	$80,000	$85	58
723 Quail Dr	0.31mi	3/2.0	952 (+12%)	20mo	$85,000	$89	49
807 Flamingo Cv	0.25mi	2/1.0 (-1)	980 (+15%)	11mo	$48,000	$49	46
11990 E South Boulder Rd #143	0.68mi	3/2.0	980 (+15%)	3mo	$45,000	$46	42
728 Sue St	0.49mi	2/1.0 (-1)	728 (-15%)	6mo	$95,000	$130	39

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 · 1.56% rent growth · sell at horizon

5-year hold

• IRR: 56.2%
• Equity multiple: 3.43×
• Total profit: $61,181
• Equity at exit: $13,419

10-year hold

• IRR: 60.6%
• Equity multiple: 6.63×
• Total profit: $141,839
• 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 80026

• Rents YoY: 1.6%
• Active inventory: 205
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,242

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,304	-5% $1,273	+0% $1,242	+5% $1,211	+10% $1,180
Rent	-10% $1,056	-5% $1,149	+0% $1,242	+5% $1,335	+10% $1,428
Rate	-1.0pp $1,287	-0.5pp $1,265	base $1,242	+0.5pp $1,219	+1.0pp $1,195

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Dove Dr Lafayette, CO	2.0	2.0	975	$2,204	$2.26	22d	1	0.20mi
404 S Foote Ave Unit A Lafayette, CO	2.0	1.0	950	$1,325	$1.39	22d	1	0.33mi
440 Strathmore Ln Lafayette, CO	1.0–2.0	1.0–2.0	906	$2,405	$2.65	14d	15	0.36mi
235 S Boulder Rd Lafayette, CO	3.0	1.0–3.5	1320	$3,428	$2.60	14d	1	0.45mi
601 Merlin Dr Lafayette, CO	2.0–3.0	1.0–2.0	973	$2,355	$2.42	14d	9	0.46mi
1425 Bacchus Dr Unit C13 Lafayette, CO	2.0	1.0	900	$1,750	$1.94	14d	1	1.14mi
695 S Lafayette Dr Lafayette, CO	1.0–2.0	1.0–2.0	900	$2,473	$2.75	14d	27	1.40mi
2500 S Public Rd Lafayette, CO	2.0	1.0	775	$1,939	$2.50	14d	3	1.46mi

Listing history 4 events

1. 2026-06-21
   days on market $90,000 Active 5 DOM
2. 2026-06-18
   days on market $90,000 Active 2 DOM
3. 2026-06-16
   remarks 481-char remark
4. 2026-06-16
   listed $90,000 Active 1 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,313
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$2,618
• Taxable income: $14,323
• Est. tax owed @ 24.0%: −$3,438
• After-tax cash flow: $11,466/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 — Lafayette

• Score: 85/100
• State rank: #1
• US rank: #566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, CO
• County: Boulder County · 271,666 people
• City population: 32,701
• Metro: Boulder, CO
• Population (ZIP): 32,701
• Household income: $120,187
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1019.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 1%

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: ▼ -489.04%
• Current HPI: 280.2819
• Rent YoY: ▲ 1.56%
• 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

1 event — show timeline

• 2026-06-16 Listed $90,000 REColorado as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2021): $91 · +5.5% YoY. Source: county tax records.