3346 Teton #365 · Firestone, CO 80504

$169,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 41 Days on market

Built 1999 Est $153k · 11% over

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Simply Sensational! Beautifully remodeled home. Bright and clean, all new high end kitchen appliances, cabinets, newly painted inside and out, new laminate flooring, carpets, fixtures, decks. Everything is done. This home is located in a unique community with beautifully landscaped grounds, it includes a swimming pool, a playground, picnic area & other amenities. All of this for $1,195.00 per month. Shopping is located near by, Home Depot, Costco, Walmart, Safeway, King Soopers, Whole Foods, restaurants as well as a skate park, climbing gym, Union Reservoir, which has spectacular views of the Rocky Mountains, St. Vrain's bike path connecting to all of Longmont, Longs Peak Hospital &a

Key facts

• Picnic area
• Swimming pool
• Playground

Tags

• HIGH END KITCHEN APPLIANCES
• NEW LAMINATE FLOORING
• BEAUTIFULLY LANDSCAPED GROUNDS
• SWIMMING POOL
• PLAYGROUND
• PICNIC AREA

Property features AI

Finance

• Other: Directions: Hiway 119 and Cr 3.5 North to Longview Blvd. Turn right. Left on Longview Blvd and follow around to Teton. Turn right.
• HOA & community: No association fees; No association transfer fee; No association reserves

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water (meter installed); Public sewer; Natural gas available (Black Hills); Electricity available; Trash service: Longview
• Home design: Manufactured in-park home; Mobile home; Located on a cul-de-sac; Level lot; Minimal flood risk (C rating)
• Construction: Frame construction; Composition roof; Post and pier foundation
• Exterior features: Deck; Storage structure

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms; All bedrooms conforming
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Separate dining room; Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Mead Elementary School (math 27% / reading 57%, grade F, #321 of 966 statewide, top 35%, 833 students, 19% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL).
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $170k implies a 192% gain — meaningful room to come down on a strong offer.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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: 1.49% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.93%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $153,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3340 Longview Blvd #379	0.08mi	2/2.0 (-1)	1,232 (-8%)	3mo	$99,000	$80	75
3340 Longview Blvd	0.08mi	2/2.0 (-1)	1,232 (-8%)	3mo	$99,900	$81	75
11305 Bryce #231	0.14mi	2/2.0 (-1)	1,248 (-7%)	4mo	$162,500	$130	73
11090 Zion	0.11mi	2/2.0 (-1)	1,232 (-8%)	4mo	$140,000	$114	73
11090 Zion #326	0.11mi	2/2.0 (-1)	1,232 (-8%)	4mo	$140,000	$114	73
11171 Bluff Ldg #7	0.15mi	3/2.0	1,456 (+8%)	10mo	$119,000	$82	71
11128 Bluff	0.14mi	2/2.0 (-1)	1,232 (-8%)	7mo	$179,000	$145	69
11494 Glacier Pt #62	0.34mi	3/2.0	1,456 (+8%)	3mo	$181,400	$125	68
11128 Bluff Ldg #1	0.16mi	2/2.0 (-1)	1,232 (-8%)	7mo	$179,000	$145	68
11481 Hot Spgs	0.31mi	3/—	1,536 (+14%)	5mo	$155,000	$101	58
11481 Hot Spgs #78	0.31mi	3/2.0	1,536 (+14%)	5mo	$155,000	$101	58
3297 Far Vw	0.31mi	3/2.0	1,522 (+13%)	7mo	$192,750	$127	58

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: 9.9%
• Equity multiple: 1.38×
• Total profit: $17,918
• Equity at exit: $25,333

10-year hold

• IRR: 16.4%
• Equity multiple: 2.16×
• Total profit: $55,077
• Equity at exit: $14,690

Cash invested: $47,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,537 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $830

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 62%

Sensitivity live

Price	-10% $947	-5% $888	+0% $830	+5% $771	+10% $712
Rent	-10% $629	-5% $730	+0% $830	+5% $930	+10% $1,030
Rate	-1.0pp $915	-0.5pp $873	base $830	+0.5pp $786	+1.0pp $741

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Zlaten Dr Longmont, CO	2.0–3.0	2.0	1155	$2,000	$1.73	22d	1	1.07mi
2051 Zlaten Dr Longmont, CO	3.0	1.0–2.0	993	$2,984	$3.01	14d	32	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $169,900 Active 41 DOM
2. 2026-06-17
   price $169,900 Active 40 DOM
3. 2026-06-17
   days on market $179,900 Active 40 DOM
4. 2026-06-16
   days on market $179,900 Active 39 DOM
5. 2026-06-15
   days on market $179,900 Active 38 DOM
6. 2026-06-14
   days on market $179,900 Active 36 DOM
7. 2026-06-13
   days on market $179,900 Active 35 DOM
8. 2026-06-09
   days on market $179,900 Active 32 DOM
9. 2026-06-09
   days on market $179,900 Active 31 DOM
10. 2026-06-07
    days on market $179,900 Active 30 DOM
11. 2026-06-02
    days on market $179,900 Active 25 DOM
12. 2026-06-01
    days on market $179,900 Active 24 DOM
13. 2026-05-31
    days on market $179,900 Active 23 DOM
14. 2026-05-30
    days on market $179,900 Active 22 DOM
15. 2026-05-08
    listed $179,900 Active
16. 2025-12-19
    soldstatus $58,200
17. 2004-11-29
    soldstatus $68,000

ⓘ 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: $30,438
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$4,943
• Taxable income: $7,711
• Est. tax owed @ 24.0%: −$1,851
• After-tax cash flow: $8,106/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: 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

• 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

+164.6% since first listed

3 events — show timeline

• 2026-05-08 Listed $179,900 IRES
• 2025-12-19 Sold (Public Records) $58,200 Public Records
• 2004-11-29 Sold (Public Records) $68,000 Public Records

Property tax history

-5.1%/yr

Latest (2024): $133 · +4.2% YoY. Source: county tax records.