11079 Zion #317 · Firestone, CO 80504

$179,900

3 bd · 2.0 ba · 1,548 sqft · Manufactured public records · 112 Days on market

Built 1998 Est $170k · 6% over ↓ 2% 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 +9.1/10.0
• ARV discount +5.0/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

What are you waiting for! Bright, Airy & Beautifully Maintained! Welcome to this tastefully gem in the desirable Longview community! This home offers privacy, charm, and comfort in equal measure. The back deck is ideal for enjoying cool breezy nights and fresh Colorado air. All appliances included for a move-in-ready experience and complete with a 2 car garage. Beautifully maintained inside and out Longview offers a catch-and-release fishing pond, scenic walking paths, a refreshing pool, and welcoming clubhouse. Longview is a land lease community with all these amenities for $1,195.00 per month. Come see it today-your next chapter starts here.

Key facts

• Refreshing pool
• Scenic walking paths
• Back deck

Tags

• BACK DECK
• CATCH-AND-RELEASE FISHING POND
• SCENIC WALKING PATHS
• REFRESHING POOL
• WELCOMING CLUBHOUSE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Carport
• Utilities: City water with meter installed; Public sewer; Natural gas available (Xcel); Electricity available; Trash service: Longview
• Home design: Manufactured in park (mobile home)
• Construction: Frame construction; Composition roof; Post and pier basement
• Exterior features: Deciduous trees on lot; Level lot; House faces east; Minimal flood risk (C rating)

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Separate dining room; Pantry; Skylights; Window coverings; Gas fireplace in living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.9% in Firestone — 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 (#44 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• 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: Mead Elementary School (math 27% / reading 57%, grade F, #321 of 966 statewide, top 35%, 833 students, 19% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL).
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($164k) 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.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.41% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $170,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11148 Longview Blvd #13	0.09mi	3/2.0	1,620 (+5%)	5mo	$150,000	$93	83
11171 Bluff	0.15mi	3/2.0	1,484 (-4%)	10mo	$119,000	$80	78
11481 Hot Spgs #78	0.41mi	3/2.0	1,536 (-1%)	5mo	$155,000	$101	76
11481 Hot Spgs	0.41mi	3/—	1,536 (-1%)	5mo	$155,000	$101	76
3332 Longview Blvd #300	0.05mi	3/2.0	1,620 (+5%)	18mo	$179,000	$110	75
11171 Bluff Ldg #7	0.15mi	3/2.0	1,456 (-6%)	10mo	$119,000	$82	75
11316 Big Bnd	0.24mi	3/2.0	1,512 (-2%)	13mo	$170,000	$112	74
11273 Big Bnd #227	0.23mi	3/2.0	1,512 (-2%)	16mo	$164,900	$109	72
3297 Far Vw	0.42mi	3/2.0	1,522 (-2%)	7mo	$192,750	$127	72
11494 Glacier Pt #62	0.43mi	3/2.0	1,456 (-6%)	3mo	$181,400	$125	68
3386 Big Bnd #195	0.33mi	3/2.0	1,568 (+1%)	18mo	$212,000	$135	67
3351 Rushmore	0.27mi	4/2.0 (+1)	1,626 (+5%)	17mo	$200,000	$123	60

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.42×
• Total profit: $20,966
• Equity at exit: $26,824

10-year hold

• IRR: 17.5%
• Equity multiple: 2.26×
• Total profit: $63,499
• Equity at exit: $15,554

Cash invested: $50,372 (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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $904

Break-even live

Break-even rent $1,391

Max offer price $179,900

Occupancy floor 59%

Sensitivity live

Price	-10% $1,006	-5% $955	+0% $904	+5% $853	+10% $803
Rent	-10% $704	-5% $804	+0% $904	+5% $1,005	+10% $1,105
Rate	-1.0pp $995	-0.5pp $950	base $904	+0.5pp $858	+1.0pp $810

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Zlaten Dr Longmont, CO	2.0–3.0	2.0	1155	$2,000	$1.73	21d	1	1.05mi
2051 Zlaten Dr Longmont, CO	3.0	1.0–2.0	993	$2,984	$3.01	14d	32	1.25mi

Listing history 17 events

1. 2026-06-18
   days on market $179,900 Active 112 DOM
2. 2026-06-17
   days on market $179,900 Active 111 DOM
3. 2026-06-16
   days on market $179,900 Active 110 DOM
4. 2026-06-15
   days on market $179,900 Active 109 DOM
5. 2026-06-14
   days on market $179,900 Active 107 DOM
6. 2026-06-13
   days on market $179,900 Active 106 DOM
7. 2026-06-09
   days on market $179,900 Active 103 DOM
8. 2026-06-09
   days on market $179,900 Active 102 DOM
9. 2026-06-07
   days on market $179,900 Active 101 DOM
10. 2026-06-02
    days on market $179,900 Active 96 DOM
11. 2026-06-01
    days on market $179,900 Active 95 DOM
12. 2026-05-31
    days on market $179,900 Active 94 DOM
13. 2026-05-30
    days on market $179,900 Active 93 DOM
14. 2026-04-17
    price $179,900
15. 2026-04-15
    status Active
16. 2026-03-28
    historical Active Under Contract
17. 2026-02-26
    listed $184,000 Active

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$22/yr (+$2/mo · 2.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,431
• − Mortgage interest: −$10,077
• − Property taxes: −$968
• − Insurance: −$900
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$5,233
• Taxable income: $8,384
• Est. tax owed @ 24.0%: −$2,012
• After-tax cash flow: $8,840/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 — Firestone

• Score: 73/100
• State rank: #44
• US rank: #5060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Weld County · 332,652 people
• City population: 1,684
• Metro: Greeley, CO
• Population (ZIP): 63,451
• Household income: $113,643
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1028.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 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: ▼ -534.45%
• Current HPI: 245.1351
• Rent YoY: ▼ -2.34%
• Metro: Greeley, 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

-2.2% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $179,900 IRES
• 2026-04-15 Relisted — IRES
• 2026-03-28 Contingent — IRES
• 2026-02-26 Listed $184,000 IRES

Property tax history

+6.0%/yr

Latest (2025): $968 · +228.7% YoY. Source: county tax records.