320 Glen Ayre St · Dacono, CO 80514

$399,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 41 Days on market

Built 2016 4,214 sqft lot Est $295k · 35% over

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Why this score? — see what drove the F 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 +12.9/30.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2-bathroom home in the desirable Glens of Dacono community! Built in 2016, this spacious single-level residence offers 1,568 sq ft of comfortable living with an open-concept layout, vaulted ceilings, and abundant natural light throughout. The kitchen features granite countertops, a large island, and all appliances included-perfect for both everyday living and entertaining. The primary suite offers a private retreat with an en-suite bath, dual vanity, and relaxing soaking tub. Enjoy a private yard, convenient in-unit laundry, and three reserved parking spaces. Located with easy access to I-25, shopping, and local amenities, this home combines comfort, functionality, and convenience. Don't miss this move-in ready opportunity in a growing area! CALL TO SCHEDULE A SHOWING TODAY! **THIS IS A PREVIOUS CORPORATE RENTAL, SELLER WILL NOT REPAIR OR REPLACE THE FENCE OR DRIVEWAY**

Key facts

• In-unit laundry
• Private yard
• Large island

Tags

• GRANITE COUNTERTOPS
• LARGE ISLAND
• PRIVATE YARD
• IN-UNIT LAUNDRY
• THREE RESERVED PARKING SPACES
• EASY ACCESS TO I-25

Property features AI

Exterior

• Parking: 3 parking spaces; Asphalt parking surface
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Wired internet available
• Home design: Single-family manufactured home; One level
• Construction: Vinyl siding; Composition roof; Manufactured house (make: CMH)
• Exterior features: Private yard; Rain gutters

Interior

• Kitchen: Dishwasher; Oven; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating
• Interior features: Granite counters; Kitchen island; Open floorplan; Smoke-free; Vaulted ceilings; Walk-in closets; Window coverings
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $399k.

Deal economics

• At list price, monthly cash flow is $-31 ($-378/yr) — negative.
• To cash-flow at today's rent, offer at most $393k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (26.8% below list).
• Recommended offer: $292k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.3% in Dacono — 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 59/100 on livability (#267 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, cost of living D-.
• St. Vrain Valley School District No. Re1J (suburban): math 32% / reading 51% proficiency, ranked #23 of 86 in CO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thunder Valley Pk-8 (math 10% / reading 22%, grade F, #781 of 966 statewide, top 82%, 832 students, 57% FRL); Frederick Senior High School (math 21% / reading 53%, grade F, #196 of 381 statewide, top 53%, 1,412 students, 34% FRL) — zoned schools average 46% FRL vs 27% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the St. Vrain Valley School District No. Re1J average; the district grade overstates school quality for this exact location.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $291,900 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $294,784
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6120 Needlegrass Grn	0.48mi	3/2.0	1,568 (0%)	2mo	$295,000	$188	76
1209 Macintyre Ct	0.30mi	3/2.0	1,420 (-9%)	7mo	$370,000	$261	64
1201 Mackay Ct	0.35mi	3/2.0	1,448 (-8%)	10mo	$330,000	$228	63
6195 Needlegrass Grn	0.54mi	3/2.0	1,568 (0%)	23mo	$295,000	$188	56
7875 Sunflower Grn	0.67mi	3/2.0	1,546 (-1%)	17mo	$275,000	$178	53
7951 Larkspur Cir	0.66mi	3/2.0	1,568 (0%)	23mo	$289,995	$185	50
6301 Indian Paintbrush St #109	0.71mi	3/2.0	1,442 (-8%)	5mo	$310,000	$215	50
6281 Cattail Grn	0.70mi	3/2.0	1,479 (-6%)	21mo	$299,000	$202	41
7850 Cattail Grn	0.69mi	2/2.0 (-1)	1,446 (-8%)	22mo	$265,000	$183	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-66,873
• Equity at exit: $59,492

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-61,681
• Equity at exit: $34,498

Cash invested: $111,720 (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 80514

• Home prices YoY: -19.1%
• Active inventory: 47
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,919 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-31

Break-even live

Break-even rent $2,959

Max offer price $393,443

Occupancy floor 96%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Huntington Ave Dacono, CO	3.0	2.5	2013	$2,919	$1.45	13d	1	0.40mi

Listing history 15 events

1. 2026-06-18
   days on market $399,000 Active 41 DOM
2. 2026-06-17
   days on market $399,000 Active 40 DOM
3. 2026-06-16
   days on market $399,000 Active 39 DOM
4. 2026-06-15
   days on market $399,000 Active 38 DOM
5. 2026-06-14
   days on market $399,000 Active 36 DOM
6. 2026-06-13
   days on market $399,000 Active 35 DOM
7. 2026-06-09
   days on market $399,000 Active 32 DOM
8. 2026-06-09
   days on market $399,000 Active 31 DOM
9. 2026-06-07
   days on market $399,000 Active 30 DOM
10. 2026-06-02
    days on market $399,000 Active 25 DOM
11. 2026-06-01
    days on market $399,000 Active 24 DOM
12. 2026-05-31
    days on market $399,000 Active 23 DOM
13. 2026-05-30
    days on market $399,000 Active 22 DOM
14. 2026-05-08
    listed $409,000 Active 933-char remark

    Show marketing remark (933 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bathroom home in the desirable Glens of Dacono community! Built in 2016, this spacious single-level residence offers 1,568 sq ft of comfortable living with an open-concept layout, vaulted ceilings, and abundant natural light throughout. The kitchen features granite countertops, a large island, and all appliances included-perfect for both everyday living and entertaining. The primary suite offers a private retreat with an en-suite bath, dual vanity, and relaxing soaking tub. Enjoy a private yard, convenient in-unit laundry, and three reserved parking spaces. Located with easy access to I-25, shopping, and local amenities, this home combines comfort, functionality, and convenience. Don't miss this move-in ready opportunity in a growing area! CALL TO SCHEDULE A SHOWING TODAY! **THIS IS A PREVIOUS CORPORATE RENTAL, SELLER WILL NOT REPAIR OR REPLACE THE FENCE OR DRIVEWAY**

15. 2026-05-08
    listed $409,000 Active 933-char remark

    Show marketing remark (933 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bathroom home in the desirable Glens of Dacono community! Built in 2016, this spacious single-level residence offers 1,568 sq ft of comfortable living with an open-concept layout, vaulted ceilings, and abundant natural light throughout. The kitchen features granite countertops, a large island, and all appliances included-perfect for both everyday living and entertaining. The primary suite offers a private retreat with an en-suite bath, dual vanity, and relaxing soaking tub. Enjoy a private yard, convenient in-unit laundry, and three reserved parking spaces. Located with easy access to I-25, shopping, and local amenities, this home combines comfort, functionality, and convenience. Don't miss this move-in ready opportunity in a growing area! CALL TO SCHEDULE A SHOWING TODAY! **THIS IS A PREVIOUS CORPORATE RENTAL, SELLER WILL NOT REPAIR OR REPLACE THE FENCE OR DRIVEWAY**

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$1,249/yr (+$104/mo · 132.0%)

ⓘ 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 5 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,028
• − Mortgage interest: −$22,350
• − Property taxes: −$946
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,802
• − Management: −$2,802
• − Depreciation: −$11,607
• Taxable loss: −$7,475
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $1,416/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: St. Vrain Valley School District No. Re1J
• NCES district ID: 0805370
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $71,571
• Composite: 37.73/100
• National rank: #4353
• State rank: #23 of 86 in CO

Livability — Dacono

• Score: 59/100
• State rank: #267
• US rank: #19762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dacono, CO
• Population (ZIP): 6,419

Population outlook (Weld County) Hauer SSP2

• Today (2025): 351,957 people
• By 2030: 385,304 · +9.5%
• By 2040: 451,818 · +28.4%
• By 2050: 514,478 · +46.2%
• By 2075: 648,733 · +84.3%
• By 2100: 720,400 · +104.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 29% Two or more races 12% Asian 5%
• Hispanic origin (detail): Mexican 26% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Portuguese 2%
• Foreign-born: 12% · Canada
• Languages at home: 79% English-only · Spanish 16% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Weld

• 2024 margin: Strong R (+21.0) · D 38.2% · R 59.2% · Other 2.6%
• 2008→2024 swing: -12.2pp toward R · 2008: -8.7pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+18.0 2016: R+22.4 2012: R+13.2 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.44%
• Current HPI: 281.4192
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $409,000 IRES
• 2026-05-08 Listed $409,000 REColorado as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2025): $946 · +139.7% YoY. Source: county tax records.