2710 Hawk St · Federal Heights, CO 80260

$85,000

4 bd · 2.0 ba · 1,464 sqft · Manufactured · 159 Days on market

Built 1971 49 ac lot Est $86k · at est. $1295/mo HOA · 53% of rent ↓ 15% since listing

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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 +15.9/30.0
• 1% rule +10.0/10.0
• ARV discount +8.2/15.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking! This spacious home features an AC unit that’s only 3 years old and a 2-year-old water heater. It offers two storage sheds (12x12 and 6x4), perfect for extra storage or tools. Permitted Carpot. The seller is also offering $1,000 in concessions toward interior paint and the replacement of two windows, giving you the opportunity to add your own personal touch. Great potential with a little TLC! Contact me for more details or to schedule a showing. Showings start on 1/2/2026

Key facts

• Two permitted sheds
• Two car carport
• 48.58 acre lot

Tags

• DOUBLE-WIDE MOBILE HOME
• TWO PERMITTED SHEDS
• TWO CAR CARPORT

Property features AI

Finance

• Financial info: Land lease in effect (monthly $931) through December 31, 2026
• HOA & community: Association: Denver Cascade (professionally managed); Association fee $1,295 monthly ($15,540 annually)

Exterior

• Parking: 2 off-street parking spaces (2 total parking spaces)
• Utilities: Public sewer
• Home design: Manufactured in park (mobile home); Individual ownership; Single-story (all main-level rooms)
• Construction: Metal siding; Metal roof; Built area approximately 1,464 (public records)
• Exterior features: Public water

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: 4 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Range; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $41 ($495/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.2% in Federal Heights — 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 76/100 on livability (#28 in CO, #3,380 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, crime 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.
• Zoned schools: Federal Heights Elementary School (math 2% / reading 8%, grade F, #958 of 966 statewide, top 100%, 414 students, 87% FRL); Northglenn Middle School (math 8% / reading 12%, grade F, #246 of 270 statewide, top 91%, 684 students, 85% FRL); Northglenn High School (math 16% / reading 38%, grade F, #257 of 381 statewide, top 68%, 1,959 students, 69% FRL) — zoned schools average 81% FRL vs 33% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 38% district-wide (-24 pts) — the specific schools serving this property underperform the Adams 12 Five Star Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 136 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).
• At $2,435/mo this rent would consume 47% of the median local household income ($62k/yr) (locally 1521% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; 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

• Watch-outs: HOA is 53% of rent.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 2.86% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $86,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2685 Hawk St	0.14mi	3/2.0 (-1)	1,488 (+2%)	2mo	$49,900	$34	84
9755 Elderberry St	0.04mi	3/2.0 (-1)	1,344 (-8%)	2mo	$85,000	$63	78
2920 Dove St	0.27mi	3/2.0 (-1)	1,512 (+3%)	7mo	$70,000	$46	71
1801 W 92nd Ave	0.55mi	3/2.0 (-1)	1,512 (+3%)	7mo	$80,000	$53	58
2551 W 92nd Ave	0.47mi	3/2.0 (-1)	1,560 (+7%)	7mo	$130,500	$84	56
1801 W 92nd Ave	0.55mi	3/2.0 (-1)	1,568 (+7%)	7mo	$85,000	$54	52
1801 W 92nd Ave	0.55mi	3/2.0 (-1)	1,568 (+7%)	8mo	$93,000	$59	51
1801 W 92nd Ave	0.55mi	3/2.0 (-1)	1,344 (-8%)	8mo	$93,000	$69	50
1801 W 92nd Ave #652	0.55mi	3/2.0 (-1)	1,344 (-8%)	9mo	$16,000	$12	48
1801 W 92nd Ave #61	0.55mi	3/2.0 (-1)	1,344 (-8%)	12mo	$56,500	$42	46
2901 Cascade Dr	0.26mi	3/2.0 (-1)	1,248 (-15%)	16mo	$125,000	$100	45
1801 W 92nd Ave	0.55mi	3/2.0 (-1)	1,248 (-15%)	6mo	$76,000	$61	40

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.34×
• Total profit: $-15,660
• Equity at exit: $12,674

10-year hold

• IRR: -51.5%
• Equity multiple: -0.17×
• Total profit: $-27,846
• Equity at exit: $7,349

Cash invested: $23,800 (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 80260

• Rents YoY: 0.8%
• Active inventory: 136
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$1,295
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $41

Break-even live

Break-even rent $2,383

Max offer price $85,000

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $71	+0% $41	+5% $12	+10% $-18
Rent	-10% $-151	-5% $-55	+0% $41	+5% $137	+10% $234
Rate	-1.0pp $84	-0.5pp $63	base $41	+0.5pp $19	+1.0pp $-3

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 W 92nd Ave #754 Denver, CO	3.0	2.0	1123	$1,995	$1.78	6d	1	0.55mi
10154 Wyandott Cir N Thornton, CO	3.0	2.5	1464	$2,465	$1.68	17d	1	0.56mi
9400 Elm Ct #645 Denver, CO	3.0	2.0	1184	$2,203	$1.86	24d	1	0.56mi
1921 W 101st Ave Unit 1921 Thornton, CO	3.0	2.5	1335	$2,800	$2.10	15d	1	0.58mi
3390 W 96th Ave Westminster, CO	3.0	2.0	1665	$2,895	$1.74	6d	1	0.74mi
3323 W 96th Cir Westminster, CO	1.0–3.0	1.0–3.0	1190	$3,339	$2.81	2d	21	0.74mi
9783 Croke Dr Denver, CO	3.0	1.5	1240	$1,999	$1.61	6d	1	0.81mi
9710 Huron St Unit B Northglenn, CO	3.0	2.0	1292	$2,080	$1.61	18d	1	1.10mi
9189 Gale Blvd Thornton, CO	1.0–3.0	1.0–2.0	755	$1,699	$2.25	25d	1	1.26mi
3601 W 90th Ave Unit 1 Westminster, CO	3.0	2.5	1770	$2,850	$1.61	24d	1	1.28mi
3601 W 90th Ave Westminster, CO	3.0	2.0	1770	$2,850	$1.61	24d	1	1.28mi
536 Niver Ave Northglenn, CO	4.0	2.0	1752	$2,979	$1.70	25d	1	1.30mi
9132 Osceola St Westminster, CO	3.0	2.0	1204	$2,350	$1.95	24d	1	1.32mi
9130 Osceola St Westminster, CO	3.0	2.0	1204	$2,350	$1.95	12d	1	1.32mi
8670 Clay St Unit 6301 Westminster, CO	3.0	2.0	1110	$2,325	$2.09	24d	1	1.35mi
8670 Clay St Unit 5201 Westminster, CO	3.0	2.0	1110	$2,550	$2.30	24d	1	1.35mi
8670 Clay St Unit 4211 Westminster, CO	3.0	2.0	1110	$2,186	$1.97	24d	1	1.35mi
8670 Clay St Unit 7219 Westminster, CO	3.0	2.0	1110	$2,373	$2.14	24d	1	1.36mi
8972 Fox Dr Unit 102 Thornton, CO	3.0	2.0	1472	$2,295	$1.56	6d	1	1.47mi

HOA detail

• Monthly dues: $1,295 · $15,540/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-21
   days on market $85,000 Active 159 DOM
2. 2026-06-18
   days on market $85,000 Active 156 DOM
3. 2026-06-17
   days on market $85,000 Active 155 DOM
4. 2026-06-16
   days on market $85,000 Active 154 DOM
5. 2026-06-15
   days on market $85,000 Active 153 DOM
6. 2026-06-13
   days on market $85,000 Active 151 DOM
7. 2026-06-13
   days on market $85,000 Active 150 DOM
8. 2026-06-09
   days on market $85,000 Active 147 DOM
9. 2026-06-08
   days on market $85,000 Active 146 DOM
10. 2026-06-07
    days on market $85,000 Active 145 DOM
11. 2026-06-04
    days on market $85,000 Active 142 DOM
12. 2026-06-03
    days on market $85,000 Active 141 DOM
13. 2026-06-02
    days on market $85,000 Active 140 DOM
14. 2026-06-01
    days on market $85,000 Active 139 DOM
15. 2026-05-31
    days on market $85,000 Active 138 DOM
16. 2026-04-12
    status Active
17. 2026-03-29
    status Pending Accepting Backup Offers
18. 2026-02-27
    price $85,000
19. 2025-12-30
    listed $90,000 Active
20. 2025-11-11
    historical
21. 2025-05-19
    listed $100,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,220
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$15,540
• − Depreciation: −$2,473
• Taxable income: $71
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $478/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 — Federal Heights

• Score: 76/100
• State rank: #28
• US rank: #3380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Federal Heights, CO
• County: Adams County · 464,133 people
• City population: 34,677
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 34,677
• Household income: $61,852
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1521.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 598,184 people
• By 2030: 651,880 · +9.0%
• By 2040: 759,778 · +27.0%
• By 2050: 862,889 · +44.3%
• By 2075: 1,085,994 · +81.5%
• By 2100: 1,211,318 · +102.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 26% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 53% English-only · Spanish 42% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Adams

• 2024 margin: Lean D (+9.0) · D 53.2% · R 44.1% · Other 2.7%
• 2008→2024 swing: -9.3pp toward R · 2008: 18.4pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+16.3 2016: D+7.2 2012: D+15.1 2008: D+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.84%
• Current HPI: 285.4552
• Rent YoY: ▲ 0.77%
• 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

-15.0% since first listed

6 events — show timeline

• 2026-04-12 Relisted — REColorado as Distributed by MLS Grid
• 2026-03-29 Pending — REColorado as Distributed by MLS Grid
• 2026-02-27 Price Changed $85,000 REColorado as Distributed by MLS Grid
• 2025-12-30 Listed $90,000 REColorado as Distributed by MLS Grid
• 2025-11-11 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-05-19 Listed $100,000 REColorado as Distributed by MLS Grid