1166 Madison Ave #81 · Loveland, CO 80537

$79,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 356 Days on market

Built 2002 Est $76k · at est. ↓ 16% since listing

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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 +5.3/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful, well cared for 2 bedroom, 2 bath home w/ Carport in Aspen Ridge Upscale 55+ Community in Loveland. Lovely landscaped fully fenced yard for your small dog! 1 car carport to protect your car from our crazy Colorado weather plus an additional off street parking space. Home has 2 good size bedrooms with the primary bedroom has a lovely ensuite w/ walk-in shower. 2nd bedroom on other side of home can be for guests or an office. 2nd full bathroom for guests. Plenty of storage plus outside storage. Home has many upgrades as well. Please see Seller's Property Disclosure for all the dates! Whole house water filtration, Gas Furnace & a/c replaced in 2020. Gorgeous fenced yard (part o

Key facts

• Gas furnace
• Upgrades
• A c replaced

Tags

• FULLY FENCED YARD
• WHOLE HOUSE WATER FILTRATION
• GAS FURNACE
• A C REPLACED
• UPGRADES

Property features AI

Finance

• Other: Built by Meadowbrook; Energy-efficient windows and high-efficiency furnace

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Cable and satellite available; High-speed internet available
• Home design: Manufactured in-park (mobile home); Level entry; HUD undercarriage
• Construction: Vinyl siding; Other construction materials; Composition roof
• Exterior features: Patio; Deck; Land lease; Storage outbuilding; Fenced yard with chain link; Wooded lot with deciduous trees and native grass; Level lot and drive; Paved surfaces with curbs; Fire hydrant within 500 feet; City street frontage; Asphalt road surface; Minimal flood risk (C rating)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Freezer
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Open floor plan; Skylights; Window coverings; Fire alarm; Some furniture included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 2.9% in Loveland — 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 (#52 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A; Watch: crime C-, commute F, cost of living F.
• Thompson School District R-2J (suburban): math 28% / reading 48% proficiency, ranked #28 of 86 in CO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 283 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); solid renter incomes; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.93% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.32%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $76,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1166 Madison Ave #246	0.00mi	3/2.0 (+1)	1,080 (-4%)	2mo	$85,000	$79	87
1375 Sunset Pl #10	0.09mi	2/2.0	1,148 (+2%)	8mo	$87,500	$76	85
1166 Madison Ave #203	0.00mi	2/1.5	1,072 (-4%)	7mo	$72,500	$68	85
1500 Sylmar Pl #701	0.12mi	3/2.0 (+1)	1,064 (-5%)	6mo	$34,000	$32	76
1166 Madison Ave #244	0.00mi	3/2.0 (+1)	1,232 (+10%)	4mo	$55,000	$45	75
1166 N Madison Ave #243	0.00mi	2/2.0	992 (-11%)	12mo	$60,000	$60	71
1516 Sunset Pl #30	0.09mi	3/2.0 (+1)	1,216 (+9%)	9mo	$12,000	$10	69
1641 Garnet St #49	0.23mi	3/2.0 (+1)	1,216 (+9%)	6mo	$38,000	$31	65
1773 Sandstone Dr #131	0.29mi	2/2.0	1,024 (-9%)	11mo	$68,000	$66	63
1367 Sylmar Pl #11	0.10mi	3/2.0 (+1)	960 (-14%)	10mo	$92,000	$96	58
1826 Sandstone Ct #86	0.33mi	3/1.0 (+1)	980 (-12%)	0mo	$115,000	$117	54
1850 Sandstone Ct #84	0.35mi	2/1.0	960 (-14%)	7mo	$70,000	$73	50

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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 2.55×
• Total profit: $34,621
• Equity at exit: $11,913

10-year hold

• IRR: 43.1%
• Equity multiple: 5.20×
• Total profit: $93,905
• Equity at exit: $6,908

Cash invested: $22,372 (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 80537

• Rents YoY: 3.6%
• Active inventory: 283
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$419
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $733

Break-even live

Break-even rent $617

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $778	-5% $756	+0% $733	+5% $711	+10% $688
Rent	-10% $611	-5% $672	+0% $733	+5% $794	+10% $855
Rate	-1.0pp $773	-0.5pp $753	base $733	+0.5pp $712	+1.0pp $691

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1302 Nickel Dr Unit 1 Loveland, CO	3.0	1.0	950	$1,300	$1.37	24d	1	0.08mi
1710 E 16th St Loveland, CO	2.0	1.5	900	$1,427	$1.59	24d	1	0.38mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	24d	1	0.39mi
734 Madison Ave Loveland, CO	3.0	1.0	1200	$1,800	$1.50	14d	1	0.39mi
1707 E 16th St Unit 1717 Loveland, CO	2.0	1.5	825	$1,295	$1.57	14d	1	0.41mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	14d	1	0.50mi
1707 Cheyenne Ave Unit 8 Loveland, CO	2.0	1.0	820	$1,245	$1.52	24d	1	0.52mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	24d	1	0.54mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,729	$2.05	14d	1	0.56mi
1494 E 5th St Loveland, CO	2.0	1.0	800	$1,525	$1.91	24d	1	0.60mi
1492 E 5th St Loveland, CO	1.0	1.0	800	$1,350	$1.69	24d	1	0.60mi
1143 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	24d	1	0.61mi
1145 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	24d	1	0.61mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	14d	1	0.71mi
1325 N Jefferson Ave Loveland, CO	2.0	1.0	850	$1,545	$1.82	24d	1	0.80mi
1116 Cleveland Ave Loveland, CO	2.0	1.0	1338	$1,345	$1.01	24d	1	0.91mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	24d	5	0.99mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,045	$1.72	14d	1	1.00mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	24d	3	1.03mi
247 W 10th St Loveland, CO	2.0	2.0	865	$2,500	$2.89	21d	1	1.15mi
246 N Cleveland Ave Loveland, CO	3.0	1.0–2.0	1022	$2,544	$2.49	14d	11	1.18mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,048	$2.19	14d	17	1.22mi
110 E 1st St Loveland, CO	2.0	2.0	1300	$1,695	$1.30	24d	1	1.30mi
130 E 1st St Loveland, CO	2.0	1.0	800	$1,695	$2.12	24d	1	1.31mi
140 E 1st St Loveland, CO	2.0	2.0	875	$1,795	$2.05	14d	1	1.31mi
430 W 10th St Loveland, CO	2.0	1.0	756	$1,400	$1.85	24d	1	1.35mi
434 W 10th St Loveland, CO	2.0	1.0	872	$1,400	$1.61	24d	1	1.35mi
466 W 10th St Loveland, CO	2.0	1.0	840	$1,400	$1.67	24d	1	1.38mi
480 W 10th St Loveland, CO	2.0	2.0	940	$1,700	$1.81	24d	1	1.39mi
1015 Roosevelt Ave Unit B1 Loveland, CO	2.0	1.0	900	$1,500	$1.67	24d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $79,900 Active 356 DOM
2. 2026-06-17
   days on market $79,900 Active 355 DOM
3. 2026-06-16
   days on market $79,900 Active 354 DOM
4. 2026-06-15
   days on market $79,900 Active 353 DOM
5. 2026-06-14
   days on market $79,900 Active 351 DOM
6. 2026-06-13
   days on market $79,900 Active 350 DOM
7. 2026-06-10
   days on market $79,900 Active 348 DOM
8. 2026-06-09
   days on market $79,900 Active 347 DOM
9. 2026-06-08
   days on market $79,900 Active 346 DOM
10. 2026-06-07
    days on market $79,900 Active 345 DOM
11. 2026-06-03
    days on market $79,900 Active 341 DOM
12. 2026-06-02
    days on market $79,900 Active 340 DOM
13. 2026-06-01
    days on market $79,900 Active 339 DOM
14. 2026-05-31
    days on market $79,900 Active 338 DOM
15. 2026-05-30
    days on market $79,900 Active 337 DOM
16. 2026-03-12
    price $79,900
17. 2025-06-27
    listed $85,000 Active
18. 2025-05-27
    historical
19. 2024-11-12
    price $85,000
20. 2024-08-27
    listed $95,000 Active

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $439 · $37/mo
• Expected delta: +$17/yr (+$1/mo · 4.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $18,541
• − Mortgage interest: −$4,476
• − Property taxes: −$422
• − Insurance: −$400
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$2,324
• Taxable income: $7,953
• Est. tax owed @ 24.0%: −$1,909
• After-tax cash flow: $6,889/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: Thompson School District R-2J
• NCES district ID: 0805400
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,040
• Composite: 34.01/100
• National rank: #5313
• State rank: #28 of 86 in CO

Livability — Loveland

• Score: 73/100
• State rank: #52
• US rank: #5353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loveland, CO
• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 44,425
• Household income: $86,325
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1703.0

Population outlook (Larimer County) Hauer SSP2

• Today (2025): 415,361 people
• By 2030: 457,762 · +10.2%
• By 2040: 542,310 · +30.6%
• By 2050: 627,048 · +51.0%
• By 2075: 833,722 · +100.7%
• By 2100: 952,590 · +129.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Larimer

• 2024 margin: D (+17.6) · D 57.4% · R 39.8% · Other 2.9%
• 2008→2024 swing: +7.9pp toward D · 2008: 9.7pp · 2024: 17.6pp
• All cycles: 2024: D+17.6 2020: D+15.4 2016: D+4.9 2012: D+5.2 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -606.26%
• Current HPI: 253.4939
• Rent YoY: ▲ 3.57%
• Metro: Fort Collins, 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

-15.9% since first listed

5 events — show timeline

• 2026-03-12 Price Changed $79,900 IRES
• 2025-06-27 Listed $85,000 IRES
• 2025-05-27 Listing Removed — IRES
• 2024-11-12 Price Changed $85,000 IRES
• 2024-08-27 Listed $95,000 IRES

Property tax history

+4.0%/yr

Latest (2025): $422 · +429.2% YoY. Source: county tax records.