12205 Perry St · Broomfield, CO 80020

$130,000

3 bd · 2.0 ba · 2,339 sqft · Land public records · 10 Days on market

Built 2011 5,000 sqft lot $1249/mo HOA · 40% of rent

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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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Constructed in 2012, this home features 3 bedrooms, 2 bathrooms, 8 ft x 10 ft deck, and a huge fenced-in yard. In 2023 NEW APPLIANCES were installed; gas water heater, refrigerator, stove, microwave, deck, and the home was leveled. The yard has so much space!!! The primary bedroom features a huge 11ft x 5ft walk-in closet! Super clean home ready for the next owner to buy and move in! $1116 monthly lot rent. Must be approved by the park before purchase. Lenders are available. SEE YOU FRIDAY 6/28 4:00 PM-6:30 PM

Key facts

• Double-wide home
• 5,000 sq ft lot
• 4 parking spots

Tags

• DOUBLE-WIDE HOME
• CIMARRON VILLAGE COMMUNITY
• FULLY FENCED BACKYARD
• CLOSE PROXIMITY TO SHOPPING
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Other: Living area approximately 1,344 (above-grade finished area 1,344)
• Financial info: Annual tax amount: $327 (2025)
• HOA & community: Land lease of $1,200 per month (lease expires May 31, 2027)

Exterior

• Parking: 2 off-street parking spaces
• Utilities: Community sewer
• Home design: Manufactured home in park; Single-story (manufactured model MH); Individual ownership
• Construction: Manufactured construction; Vinyl skirt; Mobile dimensions approximately 56' x 24'
• Exterior features: Metal roof; Vinyl siding; Located in Cimarron Estates (land-lease community)

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $130k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Cap rate 9.0% vs local median 2.5% in Broomfield — 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 83/100 on livability (#4 in CO, #932 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Adams 12 Five Star Schools (suburban): math 31% / reading 46% proficiency, ranked #26 of 86 in CO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.5%/yr); 170 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 405 units permitted in Broomfield County in 2024 (335 in 5+ unit buildings).
• This rent runs 32% of the median local income ($117k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Broomfield County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 3y ago; this cycle's ask is 6400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $130,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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: 2.38% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.71×
• Total profit: $-10,675
• Equity at exit: $19,383

10-year hold

• IRR: -11.0%
• Equity multiple: 0.53×
• Total profit: $-16,981
• Equity at exit: $11,240

Cash invested: $36,400 (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 80020

• Rents YoY: -0.5%
• Active inventory: 170
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,088 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$1,249
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $292

Break-even live

Break-even rent $2,718

Max offer price $130,000

Occupancy floor 86%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12194 Crabapple St Broomfield, CO	3.0	2.0	1740	$2,800	$1.61	24d	1	0.21mi
12276 Deerfield Way Broomfield, CO	3.0	2.5	2490	$3,000	$1.20	12d	1	0.26mi
3552 W 125th Dr Broomfield, CO	4.0	3.5	3210	$3,300	$1.03	10d	1	0.49mi
11853 Bradburn Blvd Westminster, CO	2.0	2.5	3104	$3,950	$1.27	23d	1	0.50mi
11853 Bradburn Blvd Westminster, CO	2.0	2.5	2610	$3,800	$1.46	2d	1	0.50mi
11935 Lowell Blvd Westminster, CO	3.0	3.0	2493	$3,195	$1.28	3d	1	0.53mi
4395 W 117th Ct Westminster, CO	4.0	3.0	2948	$3,700	$1.26	24d	1	0.60mi
12712 Zenobia St Broomfield, CO	3.0	2.5	2380	$3,150	$1.32	14d	1	0.69mi
3884 Red Deer Trl Broomfield, CO	3.0	2.5	1580	$2,650	$1.68	14d	1	1.19mi
3740 Red Deer Trl Broomfield, CO	4.0	3.5	2210	$2,950	$1.33	4d	1	1.21mi
13246 Shadow Canyon Trl Broomfield, CO	3.0	3.0	1732	$2,825	$1.63	11d	1	1.26mi

HOA detail

• Monthly dues: $1,249 · $14,988/yr
• Likely covers: watergas

Listing history 50 events

1. 2026-06-18
   days on market $130,000 Active 10 DOM
2. 2026-06-17
   days on market $130,000 Active 9 DOM
3. 2026-06-16
   days on market $130,000 Active 8 DOM
4. 2026-06-15
   days on market $130,000 Active 7 DOM
5. 2026-06-13
   days on market $130,000 Active 5 DOM
6. 2026-06-13
   days on market $130,000 Active 4 DOM
7. 2026-06-08
   remarks 693-char remark
8. 2026-06-08
   pricedays on marketlisting id $130,000 Active 1 DOM
9. 2026-06-07
   days on market $110,000 Active 40 DOM
10. 2026-06-04
    days on market $110,000 Active 37 DOM
11. 2026-06-03
    days on market $110,000 Active 36 DOM
12. 2026-06-02
    days on market $110,000 Active 35 DOM
13. 2026-06-01
    days on market $110,000 Active 34 DOM
14. 2026-05-31
    days on market $110,000 Active 33 DOM
15. 2026-01-18
    historical $2,000
16. 2026-01-09
    listed $2,000
17. 2024-10-21
    historical
18. 2024-10-07
    status Active

    Show marketing remark (521 chars)

    Constructed in 2012, this home features 3 bedrooms, 2 bathrooms, 8 ft x 10 ft deck, and a huge fenced-in yard. In 2023 NEW APPLIANCES were installed; gas water heater, refrigerator, stove, microwave, deck, and the home was leveled. The yard has so much space!!! The primary bedroom features a huge 11ft x 5ft walk-in closet! Super clean home ready for the next owner to buy and move in! $1116 monthly lot rent. Must be approved by the park before purchase. Lenders are available. SEE YOU FRIDAY 6/28 4:00 PM-6:30 PM

19. 2024-10-07
    soldstatus $115,000 Closed 521-char remark

    Show marketing remark (521 chars)

    Constructed in 2012, this home features 3 bedrooms, 2 bathrooms, 8 ft x 10 ft deck, and a huge fenced-in yard. In 2023 NEW APPLIANCES were installed; gas water heater, refrigerator, stove, microwave, deck, and the home was leveled. The yard has so much space!!! The primary bedroom features a huge 11ft x 5ft walk-in closet! Super clean home ready for the next owner to buy and move in! $1116 monthly lot rent. Must be approved by the park before purchase. Lenders are available. SEE YOU FRIDAY 6/28 4:00 PM-6:30 PM

20. 2024-09-16
    historical
21. 2024-09-01
    status Pending 521-char remark

    Show marketing remark (521 chars)

    Constructed in 2012, this home features 3 bedrooms, 2 bathrooms, 8 ft x 10 ft deck, and a huge fenced-in yard. In 2023 NEW APPLIANCES were installed; gas water heater, refrigerator, stove, microwave, deck, and the home was leveled. The yard has so much space!!! The primary bedroom features a huge 11ft x 5ft walk-in closet! Super clean home ready for the next owner to buy and move in! $1116 monthly lot rent. Must be approved by the park before purchase. Lenders are available. SEE YOU FRIDAY 6/28 4:00 PM-6:30 PM

22. 2024-08-27
    price $119,500
23. 2024-08-27
    historical
24. 2024-08-08
    status Active
25. 2024-08-08
    price $109,999
26. 2024-08-05
    historical
27. 2024-08-04
    historical
28. 2024-07-29
    price $105,000
29. 2024-07-17
    soldstatus $129,000 Closed
30. 2024-07-13
    price $112,888
31. 2024-07-09
    status Active 521-char remark

    Show marketing remark (521 chars)

    Constructed in 2012, this home features 3 bedrooms, 2 bathrooms, 8 ft x 10 ft deck, and a huge fenced-in yard. In 2023 NEW APPLIANCES were installed; gas water heater, refrigerator, stove, microwave, deck, and the home was leveled. The yard has so much space!!! The primary bedroom features a huge 11ft x 5ft walk-in closet! Super clean home ready for the next owner to buy and move in! $1116 monthly lot rent. Must be approved by the park before purchase. Lenders are available. SEE YOU FRIDAY 6/28 4:00 PM-6:30 PM

32. 2024-06-30
    price $115,000
33. 2024-06-26
    status Pending Accepting Backup Offers 521-char remark

    Show marketing remark (521 chars)

    Constructed in 2012, this home features 3 bedrooms, 2 bathrooms, 8 ft x 10 ft deck, and a huge fenced-in yard. In 2023 NEW APPLIANCES were installed; gas water heater, refrigerator, stove, microwave, deck, and the home was leveled. The yard has so much space!!! The primary bedroom features a huge 11ft x 5ft walk-in closet! Super clean home ready for the next owner to buy and move in! $1116 monthly lot rent. Must be approved by the park before purchase. Lenders are available. SEE YOU FRIDAY 6/28 4:00 PM-6:30 PM

34. 2024-06-21
    listed $130,000 Active 521-char remark

    Show marketing remark (521 chars)

    Constructed in 2012, this home features 3 bedrooms, 2 bathrooms, 8 ft x 10 ft deck, and a huge fenced-in yard. In 2023 NEW APPLIANCES were installed; gas water heater, refrigerator, stove, microwave, deck, and the home was leveled. The yard has so much space!!! The primary bedroom features a huge 11ft x 5ft walk-in closet! Super clean home ready for the next owner to buy and move in! $1116 monthly lot rent. Must be approved by the park before purchase. Lenders are available. SEE YOU FRIDAY 6/28 4:00 PM-6:30 PM

35. 2024-06-19
    status Pending Accepting Backup Offers
36. 2024-06-17
    listed $120,000 Active
37. 2024-06-13
    price $115,000
38. 2024-06-12
    listed $129,000 Active
39. 2024-06-07
    soldstatus $135,000 Closed
40. 2024-06-06
    status Active
41. 2024-06-06
    price $119,500
42. 2024-05-25
    historical
43. 2024-05-21
    status Pending Accepting Backup Offers
44. 2024-05-18
    soldstatus $126,000 Closed
45. 2024-05-07
    status Active
46. 2024-05-03
    price $149,000
47. 2024-04-29
    status Pending Accepting Backup Offers
48. 2024-04-23
    status Pending
49. 2024-04-15
    soldstatus $87,000 Closed
50. 2024-04-12
    price $109,500

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,061
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,965
• − Management: −$2,965
• − HOA: −$14,988
• − Depreciation: −$3,782
• Taxable income: $2,480
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $2,914/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: Adams 12 Five Star Schools
• NCES district ID: 0806900
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $67,478
• Composite: 34.87/100
• National rank: #5086
• State rank: #26 of 86 in CO

Livability — Broomfield

• Score: 83/100
• State rank: #4
• US rank: #932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broomfield, CO
• County: Broomfield County · 81,344 people
• City population: 81,344
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 54,201
• Household income: $117,243
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1536.0

Population outlook (Broomfield County) Hauer SSP2

• Today (2025): 85,825 people
• By 2030: 96,335 · +12.2%
• By 2040: 117,143 · +36.5%
• By 2050: 137,001 · +59.6%
• By 2075: 180,525 · +110.3%
• By 2100: 204,265 · +138.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 12% Asian 6% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Broomfield

• 2024 margin: Strong D (+28.5) · D 62.9% · R 34.3% · Other 2.8%
• 2008→2024 swing: +16.9pp toward D · 2008: 11.6pp · 2024: 28.5pp
• All cycles: 2024: D+28.5 2020: D+27.4 2016: D+14.1 2012: D+5.9 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -400.89%
• Current HPI: 271.4128
• Rent YoY: ▼ -0.52%
• Metro: Denver-Aurora-Lakewood, 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

-98.4% since first listed

65 events — show timeline

• 2026-01-18 Rental Removed $2,000 APPFOLIO
• 2026-01-09 Listed for Rent $2,000 APPFOLIO
• 2024-10-21 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-10-07 Relisted — REColorado as Distributed by MLS Grid
• 2024-10-07 Sold (MLS) $115,000 REColorado as Distributed by MLS Grid
• 2024-09-16 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-09-01 Pending — REColorado as Distributed by MLS Grid
• 2024-08-27 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-08-27 Price Changed $119,500 REColorado as Distributed by MLS Grid
• 2024-08-08 Relisted — REColorado as Distributed by MLS Grid
• 2024-08-08 Price Changed $109,999 REColorado as Distributed by MLS Grid
• 2024-08-05 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-08-04 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-07-29 Price Changed $105,000 REColorado as Distributed by MLS Grid
• 2024-07-17 Sold (MLS) $129,000 REColorado as Distributed by MLS Grid
• 2024-07-13 Price Changed $112,888 REColorado as Distributed by MLS Grid
• 2024-07-09 Relisted — REColorado as Distributed by MLS Grid
• 2024-06-30 Price Changed $115,000 REColorado as Distributed by MLS Grid
• 2024-06-26 Pending — REColorado as Distributed by MLS Grid
• 2024-06-21 Listed $130,000 REColorado as Distributed by MLS Grid
• 2024-06-19 Pending — REColorado as Distributed by MLS Grid
• 2024-06-17 Listed $120,000 REColorado as Distributed by MLS Grid
• 2024-06-13 Price Changed $115,000 REColorado as Distributed by MLS Grid
• 2024-06-12 Listed $129,000 REColorado as Distributed by MLS Grid
• 2024-06-07 Sold (MLS) $135,000 REColorado as Distributed by MLS Grid
• 2024-06-06 Relisted — REColorado as Distributed by MLS Grid
• 2024-06-06 Price Changed $119,500 REColorado as Distributed by MLS Grid
• 2024-05-25 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-05-21 Pending — REColorado as Distributed by MLS Grid
• 2024-05-18 Sold (MLS) $126,000 REColorado as Distributed by MLS Grid
• 2024-05-07 Relisted — REColorado as Distributed by MLS Grid
• 2024-05-03 Price Changed $149,000 REColorado as Distributed by MLS Grid
• 2024-04-29 Pending — REColorado as Distributed by MLS Grid
• 2024-04-23 Pending — REColorado as Distributed by MLS Grid
• 2024-04-15 Sold (MLS) $87,000 REColorado as Distributed by MLS Grid
• 2024-04-12 Price Changed $109,500 REColorado as Distributed by MLS Grid
• 2024-04-12 Pending — REColorado as Distributed by MLS Grid
• 2024-04-02 Pending — REColorado as Distributed by MLS Grid
• 2024-04-01 Sold (MLS) $129,950 REColorado as Distributed by MLS Grid
• 2024-03-29 Price Changed $89,900 REColorado as Distributed by MLS Grid
• 2024-03-29 Listed $154,900 REColorado as Distributed by MLS Grid
• 2024-03-29 Relisted — REColorado as Distributed by MLS Grid
• 2024-03-28 Relisted — REColorado as Distributed by MLS Grid
• 2024-03-28 Price Changed $140,000 REColorado as Distributed by MLS Grid
• 2024-03-25 Listed $80,000 REColorado as Distributed by MLS Grid
• 2024-03-21 Listed $129,000 REColorado as Distributed by MLS Grid
• 2024-03-19 Coming Soon $129,000 REColorado as Distributed by MLS Grid
• 2024-03-18 Pending — REColorado as Distributed by MLS Grid
• 2024-03-07 Pending — REColorado as Distributed by MLS Grid
• 2024-03-05 Pending — REColorado as Distributed by MLS Grid
• 2024-03-01 Listed $129,950 REColorado as Distributed by MLS Grid
• 2024-02-29 Listed $110,000 REColorado as Distributed by MLS Grid
• 2024-02-09 Listed $92,000 REColorado as Distributed by MLS Grid
• 2024-02-07 Coming Soon $92,000 REColorado as Distributed by MLS Grid
• 2024-01-24 Price Changed $145,000 REColorado as Distributed by MLS Grid
• 2023-12-22 Listed $150,000 REColorado as Distributed by MLS Grid
• 2023-12-21 Sold (MLS) $124,000 REColorado as Distributed by MLS Grid
• 2023-12-08 Sold (MLS) $132,500 REColorado as Distributed by MLS Grid
• 2023-12-04 Pending — REColorado as Distributed by MLS Grid
• 2023-11-27 Listed $130,000 REColorado as Distributed by MLS Grid
• 2023-11-01 Sold (MLS) $57,000 REColorado as Distributed by MLS Grid
• 2023-10-27 Pending — REColorado as Distributed by MLS Grid
• 2023-10-25 Listed $135,000 REColorado as Distributed by MLS Grid
• 2023-10-23 Sold (MLS) $123,000 REColorado as Distributed by MLS Grid
• 2023-10-17 Pending — REColorado as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $155,320 · +8.7% YoY. Source: county tax records.