5775 Sunnybrook Ct #28 · Loveland, CO 80538

$85,500

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 81 Days on market

Built 1992 Est $95k · 10% under

---

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
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look. Its breathtaking. Vacant and Move in Ready. Romantic Gas Fireplace in the Dramatic Step Down Living Room. Gorgeous Glass Buffet & Cupboards. The list goes on and on. Its a must see.

Key facts

• Pet friendly park
• Gas fireplace
• Natural light

Tags

• ALPINE VISTA VILLAGE COMMUNITY
• GAS FIREPLACE
• FUNCTIONAL FLOORPLAN
• NATURAL LIGHT
• PET FRIENDLY PARK

Property features AI

Finance

• Other: Annual tax information available
• HOA & community: No association fees

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water (meter installed); Public sewer
• Home design: Manufactured in park; Mobile home; Bonnavilla model
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Fenced; Land lease; Storage structure; Ramp access

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Gas fireplace with gas log; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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: Cottonwood Plains Elementary School (math 15% / reading 32%, grade F, #634 of 966 statewide, top 67%, 386 students, 52% FRL); Lucile Erwin Middle School (math 18% / reading 35%, grade F, #160 of 270 statewide, top 60%, 712 students, 36% FRL); Loveland High School (math 35% / reading 71%, grade C-, #88 of 381 statewide, top 23%, 1,525 students, 28% FRL).
• Market conditions: Rents rising (+3.1%/yr); 430 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $591 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 + 3.1% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $50k; list at $86k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $80,370 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.33% ✓
• Cap rate: 21.18%
• Cash-on-cash: 53.17%
• DSCR: 3.37
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $95,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 E 57th St #297	0.21mi	3/2.0	1,078 (-4%)	4mo	$110,000	$102	80
5816 Lake View Ct	0.04mi	3/2.0	1,216 (+9%)	6mo	$39,000	$32	79
420 E 57th Street #223	0.21mi	3/2.0	1,056 (-6%)	3mo	$99,000	$94	78
420 E 57th St #163	0.27mi	4/2.0 (+1)	1,216 (+9%)	5mo	$109,000	$90	64
221 W 57th St Unit 90A	0.31mi	3/2.0	1,280 (+14%)	0mo	$42,000	$33	62
605 W 57th St #6	0.63mi	2/2.0 (-1)	1,088 (-3%)	1mo	$81,000	$74	60
605 W 57th St #34	0.63mi	2/2.0 (-1)	1,088 (-3%)	2mo	$74,999	$69	59
605 W 57th St #20	0.63mi	2/2.0 (-1)	1,088 (-3%)	6mo	$86,200	$79	56
605 W 57th St #42	0.63mi	2/2.0 (-1)	1,056 (-6%)	2mo	$89,900	$85	54
605 W 57th St	0.63mi	2/2.0 (-1)	1,056 (-6%)	2mo	$89,900	$85	54
221 W 57th St	0.54mi	3/2.0	1,280 (+14%)	0mo	$42,000	$33	51
605 W 57th St #64	0.63mi	2/2.0 (-1)	1,024 (-9%)	1mo	$89,000	$87	51

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 51.3%
• Equity multiple: 3.25×
• Total profit: $53,911
• Equity at exit: $12,748

10-year hold

• IRR: 56.7%
• Equity multiple: 6.63×
• Total profit: $134,774
• Equity at exit: $7,392

Cash invested: $23,940 (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 80538

• Rents YoY: 3.1%
• Active inventory: 430
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$448
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $1,061

Break-even live

Break-even rent $647

Max offer price $85,500

Occupancy floor 42%

Sensitivity live

Price	-10% $1,109	-5% $1,085	+0% $1,061	+5% $1,037	+10% $1,012
Rent	-10% $904	-5% $982	+0% $1,061	+5% $1,139	+10% $1,218
Rate	-1.0pp $1,104	-0.5pp $1,083	base $1,061	+0.5pp $1,039	+1.0pp $1,016

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	15d	1	0.63mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	15d	1	0.63mi
6444 Eden Garden Dr Loveland, CO	1.0–3.0	1.0–2.0	1033	$2,200	$2.13	25d	1	0.65mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	15d	1	0.67mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	25d	1	0.73mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	25d	1	0.76mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	25d	1	0.76mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,925	$2.22	25d	1	0.79mi
1375 W 45th St Loveland, CO	3.0	2.0	1221	$2,480	$2.03	25d	1	1.41mi

Listing history 20 events

1. 2026-06-21
   days on market $85,500 Active 81 DOM
2. 2026-06-18
   days on market $85,500 Active 78 DOM
3. 2026-06-17
   days on market $85,500 Active 77 DOM
4. 2026-06-16
   days on market $85,500 Active 76 DOM
5. 2026-06-15
   days on market $85,500 Active 75 DOM
6. 2026-06-14
   days on market $85,500 Active 73 DOM
7. 2026-06-13
   days on market $85,500 Active 72 DOM
8. 2026-06-10
   days on market $85,500 Active 70 DOM
9. 2026-06-09
   days on market $85,500 Active 69 DOM
10. 2026-06-08
    days on market $85,500 Active 68 DOM
11. 2026-06-07
    pricedays on market $85,500 Active 67 DOM
12. 2026-06-03
    days on market $86,800 Active 63 DOM
13. 2026-06-02
    days on market $86,800 Active 62 DOM
14. 2026-06-01
    days on market $86,800 Active 61 DOM
15. 2026-05-31
    days on market $86,800 Active 60 DOM
16. 2026-05-30
    days on market $86,800 Active 59 DOM
17. 2026-05-04
    price $86,800
18. 2026-04-01
    listed $87,500 Active
19. 2016-08-23
    soldstatus $50,000 198-char remark

    Show marketing remark (198 chars)

    Take a look. Its breathtaking. Vacant and Move in Ready. Romantic Gas Fireplace in the Dramatic Step Down Living Room. Gorgeous Glass Buffet & Cupboards. The list goes on and on. Its a must see.

20. 2016-03-27
    listed $57,000 198-char remark

    Show marketing remark (198 chars)

    Take a look. Its breathtaking. Vacant and Move in Ready. Romantic Gas Fireplace in the Dramatic Step Down Living Room. Gorgeous Glass Buffet & Cupboards. The list goes on and on. Its a must see.

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $470 · $39/mo
• Expected delta: +$142/yr (+$12/mo · 43.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,881
• − Mortgage interest: −$4,789
• − Property taxes: −$328
• − Insurance: −$428
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$2,487
• Taxable income: $12,028
• Est. tax owed @ 24.0%: −$2,887
• After-tax cash flow: $9,843/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

• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 50,110
• Household income: $86,671
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1447.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -515.25%
• Current HPI: 242.9397
• Rent YoY: ▲ 3.11%
• 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

+52.3% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $86,800 IRES
• 2026-04-01 Listed $87,500 IRES
• 2016-08-23 Sold (MLS) $50,000 IRES
• 2016-03-27 Listed $57,000 IRES

Property tax history

+6.6%/yr

Latest (2025): $328 · +296.0% YoY. Source: county tax records.