1826 Sandstone Ct #86 · Loveland, CO 80537

$120,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 55 Days on market

Built 1995 ↓ 14% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• 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 MLS

Turn Key, ready to move in. Seller offering 2 months lot rent at closing. YOU WONT FIND A NICER HOME!!! 55+ Community, Sunset Park is meticulously maintained. Home has been BEAUTIFULLY remodeled! Back yard is serene & private, great for entertaining. 2 car+ garage/shop is fully insulated & drywalled. Some of the new improvements include- new roof/vents, Pella windows, blinds, drywall, interior & exterior paint, skirting, pro wood decking, all appliances (gas range, Bosch dish washer), bath fixtures, carpet, top line mfg wood flooring, tile, soft close cabinets, upgraded interior/exterior doors, light/fan fixtures, custom planters, sprinkler system, new shed siding. Washer & Dryer stay. Buyers must be pre approved by Sunset Park management. Contact info/Application on Sunset Park MFG Home Park, Loveland website or at the on site office.

Key facts

• New pex plumbing
• Fenced back yard
• Entertaining area

Tags

• FENCED BACK YARD
• ENTERTAINING AREA
• BBQ AREA
• NEW PEX PLUMBING
• ROOFING AND VENTS
• PELLA WINDOWS

Property features AI

Finance

• Other: Accessibility features: level lot and drive, interior door openings 32"+, low-pile carpet, stall shower
• HOA & community: No association fees or transfer fees

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available (Excel); Electricity available; Cable and satellite available; High-speed internet available; City trash service
• Home design: Manufactured home in a park; Model: Park Ridge
• Construction: Vinyl siding; Composition roof; Post and pier foundation
• Exterior features: Patio; Deck; Land lease; Storage outbuilding; Fenced yard with chain link; Cul-de-sac lot; Evergreen trees; Native grass and xeriscape landscaping; Level lot and drive; House faces north; Located inside city limits; Paved streets with street lights; Near bus service; Minimal flood risk (C rating)

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave; Garbage disposal; Gas barbecue (hookup)
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floor plan; Workshop; Pantry; Kitchen island; Window coverings; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: Winona Elementary School (math 15% / reading 22%, grade F, #724 of 966 statewide, top 77%, 250 students, 68% FRL); Mountain View High School (math 24% / reading 51%, grade F, #192 of 381 statewide, top 51%, 1,138 students, 35% FRL) — zoned schools average 51% FRL vs 29% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 292 active listings in the ZIP; 21 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $55,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1826 Sandstone Ct #86	0.00mi	3/1.0	980 (+6%)	1mo	$115,000	$117	89
1850 Sandstone Ct #84	0.02mi	2/1.0 (-1)	960 (+4%)	7mo	$70,000	$73	82
1700 Pearl Dr #106	0.13mi	2/2.0 (-1)	896 (-3%)	3mo	$60,000	$67	78
1519 Sunset Pl #34	0.25mi	3/2.0	924 (0%)	10mo	$37,500	$41	75
1166 Madison Ave #71	0.33mi	2/2.0 (-1)	924 (0%)	1mo	$45,000	$49	75
1535 Sunset Pl #32	0.25mi	2/2.0 (-1)	924 (0%)	7mo	$47,500	$51	74
1519 Sunset Pl	0.25mi	3/2.0	924 (0%)	16mo	$10,000	$11	71
1166 Madison Ave #87	0.33mi	2/1.0 (-1)	928 (+0%)	14mo	$24,500	$26	68
1367 Sylmar Pl #11	0.34mi	3/2.0	960 (+4%)	10mo	$92,000	$96	65
1166 Madison Ave #130	0.33mi	2/1.0 (-1)	896 (-3%)	12mo	$47,500	$53	65
1773 Sandstone Dr #131	0.05mi	2/2.0 (-1)	1,024 (+11%)	11mo	$68,000	$66	61
1166 N Madison Ave #243	0.33mi	2/2.0 (-1)	992 (+7%)	12mo	$60,000	$60	53

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: 15.3%
• Equity multiple: 1.62×
• Total profit: $20,765
• Equity at exit: $17,892

10-year hold

• IRR: 24.3%
• Equity multiple: 3.16×
• Total profit: $72,472
• Equity at exit: $10,375

Cash invested: $33,600 (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: 292
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$629
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $617

Break-even live

Break-even rent $889

Max offer price $120,000

Occupancy floor 58%

Sensitivity live

Price	-10% $685	-5% $651	+0% $617	+5% $583	+10% $549
Rent	-10% $485	-5% $551	+0% $617	+5% $683	+10% $749
Rate	-1.0pp $677	-0.5pp $648	base $617	+0.5pp $586	+1.0pp $554

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: $30,000
• Closing costs: $3,600
• 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	24d	1	0.30mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	24d	1	0.30mi
1707 E 16th St Unit 1717 Loveland, CO	2.0	1.5	825	$1,295	$1.57	15d	1	0.33mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	15d	1	0.35mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	24d	1	0.37mi
1707 Cheyenne Ave Unit 8 Loveland, CO	2.0	1.0	820	$1,245	$1.52	24d	1	0.38mi
1302 Nickel Dr Unit 1 Loveland, CO	3.0	1.0	950	$1,300	$1.37	24d	1	0.39mi
1338 E 7th St Loveland, CO	2.0	1.0	598	$1,695	$2.83	15d	1	0.56mi
1494 E 5th St Loveland, CO	2.0	1.0	800	$1,525	$1.91	24d	1	0.64mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,991	$2.36	15d	1	0.70mi
1143 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	24d	1	0.80mi
1145 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	24d	1	0.80mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,360	$2.52	15d	17	0.90mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	15d	1	0.91mi
1325 N Jefferson Ave Loveland, CO	2.0	1.0	850	$1,545	$1.82	24d	1	1.11mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	24d	5	1.23mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,335	$1.97	15d	1	1.27mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	24d	3	1.31mi
331 N Cleveland Ave Unit 220 Loveland, CO	2.0	1.0	625	$1,400	$2.24	24d	1	1.43mi
246 N Cleveland Ave Loveland, CO	3.0	1.0–2.0	1022	$3,102	$3.03	15d	11	1.43mi
247 W 10th St Loveland, CO	2.0	2.0	865	$2,500	$2.89	22d	1	1.46mi

Listing history 7 events

1. 2026-04-02
   listed $120,000 Active
2. 2024-12-04
   soldstatus $120,000 Sold 870-char remark

   Show marketing remark (870 chars)

   Turn Key, ready to move in. Seller offering 2 months lot rent at closing. YOU WONT FIND A NICER HOME!!! 55+ Community, Sunset Park is meticulously maintained. Home has been BEAUTIFULLY remodeled! Back yard is serene & private, great for entertaining. 2 car+ garage/shop is fully insulated & drywalled. Some of the new improvements include- new roof/vents, Pella windows, blinds, drywall, interior & exterior paint, skirting, pro wood decking, all appliances (gas range, Bosch dish washer), bath fixtures, carpet, top line mfg wood flooring, tile, soft close cabinets, upgraded interior/exterior doors, light/fan fixtures, custom planters, sprinkler system, new shed siding. Washer & Dryer stay. Buyers must be pre approved by Sunset Park management. Contact info/Application on Sunset Park MFG Home Park, Loveland website or at the on site office.

3. 2024-11-06
   historical Active - Backup 870-char remark

   Show marketing remark (870 chars)

   Turn Key, ready to move in. Seller offering 2 months lot rent at closing. YOU WONT FIND A NICER HOME!!! 55+ Community, Sunset Park is meticulously maintained. Home has been BEAUTIFULLY remodeled! Back yard is serene & private, great for entertaining. 2 car+ garage/shop is fully insulated & drywalled. Some of the new improvements include- new roof/vents, Pella windows, blinds, drywall, interior & exterior paint, skirting, pro wood decking, all appliances (gas range, Bosch dish washer), bath fixtures, carpet, top line mfg wood flooring, tile, soft close cabinets, upgraded interior/exterior doors, light/fan fixtures, custom planters, sprinkler system, new shed siding. Washer & Dryer stay. Buyers must be pre approved by Sunset Park management. Contact info/Application on Sunset Park MFG Home Park, Loveland website or at the on site office.

4. 2024-09-30
   price $124,000 870-char remark

   Show marketing remark (870 chars)

   Turn Key, ready to move in. Seller offering 2 months lot rent at closing. YOU WONT FIND A NICER HOME!!! 55+ Community, Sunset Park is meticulously maintained. Home has been BEAUTIFULLY remodeled! Back yard is serene & private, great for entertaining. 2 car+ garage/shop is fully insulated & drywalled. Some of the new improvements include- new roof/vents, Pella windows, blinds, drywall, interior & exterior paint, skirting, pro wood decking, all appliances (gas range, Bosch dish washer), bath fixtures, carpet, top line mfg wood flooring, tile, soft close cabinets, upgraded interior/exterior doors, light/fan fixtures, custom planters, sprinkler system, new shed siding. Washer & Dryer stay. Buyers must be pre approved by Sunset Park management. Contact info/Application on Sunset Park MFG Home Park, Loveland website or at the on site office.

5. 2024-09-04
   price $129,000 870-char remark

   Show marketing remark (870 chars)

   Turn Key, ready to move in. Seller offering 2 months lot rent at closing. YOU WONT FIND A NICER HOME!!! 55+ Community, Sunset Park is meticulously maintained. Home has been BEAUTIFULLY remodeled! Back yard is serene & private, great for entertaining. 2 car+ garage/shop is fully insulated & drywalled. Some of the new improvements include- new roof/vents, Pella windows, blinds, drywall, interior & exterior paint, skirting, pro wood decking, all appliances (gas range, Bosch dish washer), bath fixtures, carpet, top line mfg wood flooring, tile, soft close cabinets, upgraded interior/exterior doors, light/fan fixtures, custom planters, sprinkler system, new shed siding. Washer & Dryer stay. Buyers must be pre approved by Sunset Park management. Contact info/Application on Sunset Park MFG Home Park, Loveland website or at the on site office.

6. 2024-08-06
   price $133,900 870-char remark

   Show marketing remark (870 chars)

   Turn Key, ready to move in. Seller offering 2 months lot rent at closing. YOU WONT FIND A NICER HOME!!! 55+ Community, Sunset Park is meticulously maintained. Home has been BEAUTIFULLY remodeled! Back yard is serene & private, great for entertaining. 2 car+ garage/shop is fully insulated & drywalled. Some of the new improvements include- new roof/vents, Pella windows, blinds, drywall, interior & exterior paint, skirting, pro wood decking, all appliances (gas range, Bosch dish washer), bath fixtures, carpet, top line mfg wood flooring, tile, soft close cabinets, upgraded interior/exterior doors, light/fan fixtures, custom planters, sprinkler system, new shed siding. Washer & Dryer stay. Buyers must be pre approved by Sunset Park management. Contact info/Application on Sunset Park MFG Home Park, Loveland website or at the on site office.

7. 2024-07-18
   listed $139,500 Active 870-char remark

   Show marketing remark (870 chars)

   Turn Key, ready to move in. Seller offering 2 months lot rent at closing. YOU WONT FIND A NICER HOME!!! 55+ Community, Sunset Park is meticulously maintained. Home has been BEAUTIFULLY remodeled! Back yard is serene & private, great for entertaining. 2 car+ garage/shop is fully insulated & drywalled. Some of the new improvements include- new roof/vents, Pella windows, blinds, drywall, interior & exterior paint, skirting, pro wood decking, all appliances (gas range, Bosch dish washer), bath fixtures, carpet, top line mfg wood flooring, tile, soft close cabinets, upgraded interior/exterior doors, light/fan fixtures, custom planters, sprinkler system, new shed siding. Washer & Dryer stay. Buyers must be pre approved by Sunset Park management. Contact info/Application on Sunset Park MFG Home Park, Loveland website or at the on site office.

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$379/yr (+$32/mo · 135.2%)

ⓘ 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 · 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: $20,046
• − Mortgage interest: −$6,722
• − Property taxes: −$281
• − Insurance: −$600
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$3,491
• Taxable income: $5,745
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $6,026/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

-14.0% since first listed

7 events — show timeline

• 2026-04-02 Listed $120,000 IRES
• 2024-12-04 Sold (MLS) $120,000 IRES
• 2024-11-06 Contingent — IRES
• 2024-09-30 Price Changed $124,000 IRES
• 2024-09-04 Price Changed $129,000 IRES
• 2024-08-06 Price Changed $133,900 IRES
• 2024-07-18 Listed $139,500 IRES

Property tax history

+4.8%/yr

Latest (2025): $281 · +212.4% YoY. Source: county tax records.