1753 Garnet St · Loveland, CO 80537

$99,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 65 Days on market

Built 2001 Fair condition 1,216 sqft lot Est $67k · 48% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great sunny open floor plan, 3 bedroom, 2 bath, 2001 model, supersized shop and 2 carport. Central air conditioning, 5-piece bath, large eat-in kitchen. Prefer October closing.

Key facts

• 1,216 sq ft lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• Other: Lot number 56
• HOA & community: Located in a senior community; Land lease: $1,417 monthly (lease expires May 14, 2026)

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity available; Public sewer
• Home design: Manufactured in park; Manufactured home; Agent-owned
• Construction: Frame construction
• Exterior features: Metal roof; Located in Mountain View Mobile Home Park; Land lease in place (monthly)

Interior

• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Hot water heating; Central air conditioning
• Interior features: Accessible approach with ramp; Primary suite

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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.
• Zoned schools: Ivy Stockwell Elementary School (math 47% / reading 57%, grade C-, #174 of 966 statewide, top 20%, 402 students, 21% FRL); Bill Reed Middle School (math 22% / reading 32%, grade F, #154 of 270 statewide, top 59%, 511 students, 45% FRL); Thompson Valley High School (math 37% / reading 62%, grade D, #115 of 381 statewide, top 34%, 1,039 students, 31% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising (+3.6%/yr); 283 active listings in the ZIP; 21 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $75k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.68% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.38%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $66,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1641 Garnet St #49	0.07mi	3/2.0	1,216 (0%)	6mo	$38,000	$31	92
1829 Sandstone Ct #77	0.06mi	3/2.0	1,296 (+7%)	0mo	$71,900	$55	86
1516 Sunset Pl #30	0.21mi	3/2.0	1,216 (0%)	9mo	$12,000	$10	82
1166 Madison Ave #244	0.30mi	3/2.0	1,232 (+1%)	4mo	$55,000	$45	81
1759 Jade Dr #146	0.08mi	3/2.0	1,296 (+7%)	8mo	$60,000	$46	78
1757 Sandstone Dr #132	0.04mi	3/2.0	1,344 (+10%)	10mo	$95,000	$71	73
1166 Madison Ave #136	0.30mi	3/2.0	1,296 (+7%)	4mo	$48,000	$37	72
1375 Sunset Pl #10	0.21mi	2/2.0 (-1)	1,148 (-6%)	8mo	$87,500	$76	69
1166 Madison Ave #183	0.30mi	2/2.0 (-1)	1,248 (+3%)	12mo	$75,000	$60	66
1166 Madison Ave #246	0.30mi	3/2.0	1,080 (-11%)	2mo	$85,000	$79	66
1500 Sylmar Pl #701	0.21mi	3/2.0	1,064 (-12%)	6mo	$34,000	$32	64
1166 Madison Ave #203	0.30mi	2/1.5 (-1)	1,072 (-12%)	7mo	$72,500	$68	54

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: 22.1%
• Equity multiple: 1.91×
• Total profit: $25,228
• Equity at exit: $14,761

10-year hold

• IRR: 30.5%
• Equity multiple: 3.81×
• Total profit: $77,932
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $632

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 57%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 E 16th St Loveland, CO	2.0	1.5	900	$1,427	$1.59	23d	1	0.22mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	23d	1	0.23mi
1707 E 16th St Unit 1717 Loveland, CO	2.0	1.5	825	$1,295	$1.57	13d	1	0.25mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	13d	1	0.29mi
1707 Cheyenne Ave Unit 8 Loveland, CO	2.0	1.0	820	$1,245	$1.52	23d	1	0.32mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	23d	1	0.32mi
1302 Nickel Dr Unit 1 Loveland, CO	3.0	1.0	950	$1,300	$1.37	23d	1	0.34mi
734 Madison Ave Loveland, CO	3.0	1.0	1200	$1,800	$1.50	13d	1	0.57mi
1494 E 5th St Loveland, CO	2.0	1.0	800	$1,525	$1.91	23d	1	0.69mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,991	$2.36	13d	1	0.73mi
1143 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	23d	1	0.81mi
1145 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	23d	1	0.81mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	13d	1	0.92mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,360	$2.52	13d	17	0.97mi
1325 N Jefferson Ave Loveland, CO	2.0	1.0	850	$1,545	$1.82	23d	1	1.06mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	23d	5	1.15mi
1116 Cleveland Ave Loveland, CO	2.0	1.0	1338	$1,345	$1.01	23d	1	1.18mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,335	$1.97	13d	1	1.26mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	23d	3	1.29mi
247 W 10th St Loveland, CO	2.0	2.0	865	$2,500	$2.89	21d	1	1.42mi
246 N Cleveland Ave Loveland, CO	3.0	1.0–2.0	1022	$3,102	$3.03	13d	11	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 65 DOM
2. 2026-06-17
   days on market $99,000 Active 64 DOM
3. 2026-06-16
   days on market $99,000 Active 63 DOM
4. 2026-06-15
   days on market $99,000 Active 62 DOM
5. 2026-06-14
   days on market $99,000 Active 60 DOM
6. 2026-06-13
   days on market $99,000 Active 59 DOM
7. 2026-06-10
   days on market $99,000 Active 57 DOM
8. 2026-06-09
   days on market $99,000 Active 56 DOM
9. 2026-06-08
   days on market $99,000 Active 55 DOM
10. 2026-06-07
    days on market $99,000 Active 54 DOM
11. 2026-06-03
    days on market $99,000 Active 50 DOM
12. 2026-06-02
    days on market $99,000 Active 49 DOM
13. 2026-06-01
    days on market $99,000 Active 48 DOM
14. 2026-05-31
    days on market $99,000 Active 47 DOM
15. 2026-05-30
    days on market $99,000 Active 46 DOM
16. 2026-04-14
    listed $99,000 Active
17. 2002-08-30
    soldstatus $75,000 178-char remark

    Show marketing remark (178 chars)

    Great sunny open floor plan, 3 bedroom, 2 bath, 2001 model, supersized shop and 2 carport. Central air conditioning, 5-piece bath, large eat-in kitchen. Prefer October closing.

18. 2002-07-14
    listed $75,900 178-char remark

    Show marketing remark (178 chars)

    Great sunny open floor plan, 3 bedroom, 2 bath, 2001 model, supersized shop and 2 carport. Central air conditioning, 5-piece bath, large eat-in kitchen. Prefer October closing.

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $20,000
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$2,880
• Taxable income: $6,394
• Est. tax owed @ 24.0%: −$1,535
• After-tax cash flow: $6,055/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. The kitchen and bathroom need significant updates, while the exterior and landscaping could benefit from some attention.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor paint — peeling paint on interior walls

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers
• Resale replace bathroom fixtures — modernizing the bathroom would attract more buyers
• Resale paint interior walls — fresh paint would improve the home's appearance
• Both landscape and maintain exterior — improved curb appeal would attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
paint · peeling paint on interior walls	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers ↑
• Resale replace bathroom fixtures — modernizing the bathroom would attract more buyers ↑
• Resale paint interior walls — fresh paint would improve the home's appearance ↑
• Both landscape and maintain exterior — improved curb appeal would attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+30.4% since first listed

3 events — show timeline

• 2026-04-14 Listed $99,000 REColorado as Distributed by MLS Grid
• 2002-08-30 Sold (MLS) $75,000 IRES
• 2002-07-14 Listed $75,900 IRES