2036 1st Ave #454 · Greeley, CO 80631

$50,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 7 Days on market

Built 1978 Est $50k · at est.

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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 +7.4/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity for a fix and flip, property to be sold as is

Key facts

• Large lot
• Storage shed
• Off-street parking

Tags

• OFF-STREET PARKING
• LARGE LOT
• OUTDOOR LIVING
• STORAGE SHED

Property features AI

Finance

• HOA & community: No association fees or transfer fees

Exterior

• Parking: No garage; No designated parking features
• Utilities: Water meter installed (municipal); No water rights
• Home design: Manufactured in park; Mobile home
• Construction: Frame construction; Metal roof
• Exterior features: Partial fencing

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Gas range; Refrigerator; Forced air heating
• Laundry & utility: Water meter installed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 26.1% vs local median 3.3% in Greeley — 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 68/100 on livability (#115 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: cost of living C-, crime F, amenities F.
• Greeleyschool District No. 6 In The County Of Weld And Sta (urban): math 15% / reading 31% proficiency, ranked #71 of 86 in CO (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greeley Central High School (math 14% / reading 36%, grade F, #263 of 381 statewide, top 69%, 1,484 students, 64% FRL).
• Market conditions: Rents soft (-0.7%/yr); 180 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/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 $346 of loan paydown is wiped out by about $2k 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 $14k 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.
• 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.
• Current owner paid $22k; list at $50k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $50,000

Questions for the listing agent

1. Built in 1978 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 2.85% ✓
• Cap rate: 26.14%
• Cash-on-cash: 70.90%
• DSCR: 4.15
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $49,896
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2280 1st Ave #103	0.27mi	3/2.0	1,056 (+14%)	22mo	$56,500	$54	42

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: 67.2%
• Equity multiple: 3.89×
• Total profit: $40,392
• Equity at exit: $7,455

10-year hold

• IRR: 70.5%
• Equity multiple: 7.20×
• Total profit: $86,825
• Equity at exit: $4,323

Cash invested: $14,000 (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 80631

• Rents YoY: -0.7%
• Active inventory: 180
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$262
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $827

Break-even live

Break-even rent $380

Max offer price $50,000

Occupancy floor 37%

Sensitivity live

Price	-10% $855	-5% $841	+0% $827	+5% $813	+10% $799
Rent	-10% $714	-5% $771	+0% $827	+5% $883	+10% $940
Rate	-1.0pp $852	-0.5pp $840	base $827	+0.5pp $814	+1.0pp $801

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 18th St Greeley, CO	2.0	1.0	750	$1,225	$1.63	14d	20	0.69mi
1821 6th Ave Greeley, CO	2.0	1.0	933	$1,500	$1.61	14d	1	0.71mi
708 22nd St Greeley, CO	2.0	1.0–2.0	841	$1,895	$2.25	3d	22	0.73mi
1816 7th Ave Unit 3 Greeley, CO	2.0	1.0	720	$1,175	$1.63	24d	1	0.76mi
1739 7th Ave Unit 2 Greeley, CO	2.0	1.0	785	$1,065	$1.36	24d	1	0.85mi
1739 7th Ave Unit 11 Greeley, CO	2.0	1.0	1000	$1,140	$1.14	24d	1	0.85mi
1739 7th Ave Unit 2 Greeley, CO	2.0	1.0	785	$875	$1.11	14d	1	0.85mi
520 16th St Unit 1 Greeley, CO	2.0	1.0	905	$1,850	$2.04	14d	1	0.87mi
820 23rd St Greeley, CO	3.0	1.0	920	$1,395	$1.52	24d	1	0.88mi
206 14th St Unit C Greeley, CO	2.0	1.0	829	$995	$1.20	24d	1	0.90mi
1718 8th Ave Unit A Greeley, CO	2.0	1.0	832	$1,100	$1.32	24d	1	0.91mi
2114 10th Ave Unit B Greeley, CO	2.0	1.0	668	$1,260	$1.89	24d	1	0.97mi
1604 8th Ave Greeley, CO	3.0	1.0	852	$1,695	$1.99	24d	1	1.01mi
1515 7th Ave Greeley, CO	2.0	1.0	613	$1,750	$2.85	14d	1	1.04mi
2420 10th Ave Greeley, CO	2.0	1.0	750	$1,500	$2.00	14d	1	1.05mi
1620 9th Ave Unit 8 Greeley, CO	2.0	1.0	1000	$995	$0.99	22d	1	1.07mi
1412 7th Ave Unit 1-5 5 Greeley, CO	2.0	1.5	600	$1,175	$1.96	22d	1	1.09mi
1900 11th Ave Unit 101 Greeley, CO	2.0	1.0	616	$1,284	$2.08	24d	1	1.09mi
1931 11th Ave Greeley, CO	2.0	1.0	647	$1,297	$2.00	14d	11	1.11mi
2405 11th Ave Greeley, CO	3.0	1.0	900	$1,750	$1.94	24d	1	1.17mi
1118 18th St Greeley, CO	3.0	1.0	1000	$1,775	$1.77	24d	1	1.22mi
1615 11th Ave Unit B Greeley, CO	3.0	1.0	852	$1,350	$1.58	24d	1	1.26mi
1208 8th Ave Unit 1 Greeley, CO	2.0	1.0	684	$1,150	$1.68	24d	1	1.31mi
1521 11th Ave Unit 3 Greeley, CO	2.0	1.0	850	$1,099	$1.29	14d	1	1.33mi
1303 9th Ave Greeley, CO	2.0	1.0	750	$1,099	$1.47	14d	1	1.33mi
1100 8th Ave Greeley, CO	1.0–2.0	1.0–2.0	809	$1,955	$2.42	14d	5	1.36mi
1325 10th Ave Unit 2 Greeley, CO	3.0	1.0	850	$1,600	$1.88	22d	1	1.36mi
1500 12th Ave Unit 301 Greeley, CO	2.0	1.0	800	$1,150	$1.44	24d	1	1.39mi
1424 12th Ave Greeley, CO	2.0	1.0	840	$1,150	$1.37	14d	1	1.42mi
1316 16th St Unit 2 Greeley, CO	2.0	1.0	672	$1,160	$1.73	24d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $50,000 Active 7 DOM
2. 2026-06-17
   days on market $50,000 Active 6 DOM
3. 2026-06-16
   days on market $50,000 Active 5 DOM
4. 2026-06-15
   days on market $50,000 Active 4 DOM
5. 2026-06-14
   remarks 298-char remark
6. 2026-06-14
   listed $50,000 Active 2 DOM

ⓘ 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: $202 · $17/mo
• Projected year-2 tax: $275 · $23/mo
• Expected delta: +$73/yr (+$6/mo · 36.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,119
• − Mortgage interest: −$2,801
• − Property taxes: −$202
• − Insurance: −$250
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$1,455
• Taxable income: $9,673
• Est. tax owed @ 24.0%: −$2,321
• After-tax cash flow: $7,604/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: Greeleyschool District No. 6 In The County Of Weld And Sta
• NCES district ID: 0804410
• Math proficiency: 15% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $46,417
• Composite: 19.99/100
• National rank: #8667
• State rank: #71 of 86 in CO

Livability — Greeley

• Score: 68/100
• State rank: #115
• US rank: #9841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greeley, CO
• County: Weld County · 332,652 people
• City population: 119,344
• Metro: Greeley, CO
• Population (ZIP): 53,722
• Household income: $54,591
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3061.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 15% Black 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 2% Slovak 2% Portuguese 2%
• Foreign-born: 19% · Canada, Philippines
• Languages at home: 65% English-only · Spanish 33%

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: ▼ -329.59%
• Current HPI: 295.4309
• Rent YoY: ▼ -0.65%
• 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

+122.2% since first listed

6 events — show timeline

• 2026-06-11 Listed $50,000 IRES
• 2023-11-20 Listing Removed — IRES
• 2023-11-20 Listed $49,500 IRES
• 2023-09-18 Sold (MLS) $22,500 IRES
• 2023-08-23 Listed $22,500 IRES
• 2023-08-23 Listing Removed — IRES

Property tax history

+14.2%/yr

Latest (2025): $202 · +177.8% YoY. Source: county tax records.