4103 Cedar Ln #73 · Evans, CO 80620

$110,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 98 Days on market

Built 2008 Est $111k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful manufactured home located in the Cave Creek Community, built-in 2008. With 3 bedrooms and 2 bathrooms, this home offers a spacious and comfortable living space. The breakfast bar breaks up the space between the kitchen and the large dining room. The bedrooms are cozy and inviting with plenty of natural light. Residents have access to amenities including a Clubhouse, fitness center, basketball court, dog park, mail center, playgrounds, outdoor pool, and kiddie pool. The community is close to local shopping, dining, and entertainment options. Please note that the home needs some TLC, but with a little bit of love and attention, this home has the potential to be a stunning living space. Don't miss out on the chance to make this beautiful manufactured home your new residence.

Key facts

• Large corner lot
• Upgraded kitchen
• Storage shed

Tags

• NEW VINYL FLOORING
• UPGRADED KITCHEN
• UPDATED BATHROOMS
• LARGE CORNER LOT
• SPRINKLER SYSTEM
• STORAGE SHED

Property features AI

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water; Water meter installed; No water rights
• Home design: Manufactured in park (mobile home)
• Construction: Frame construction; Composition roof
• Exterior features: Land lease community; Corner lot; Paved lot

Interior

• Kitchen: Gas range; Refrigerator; Microwave; Garbage disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Window coverings; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 3.8% in Evans — 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 69/100 on livability (#104 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: crime C-, amenities F, health & safety F.
• Greeleyschool District No. 6 In The County Of Weld And Sta (urban): math 15% / reading 31% proficiency, ranked #71 of 86 in CO (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dos Rios Elementary School (math 2% / reading 17%, grade F, #913 of 966 statewide, top 95%, 480 students, 81% FRL); Greeley West High School (math 20% / reading 39%, grade F, #244 of 381 statewide, top 66%, 1,885 students, 64% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.8%/yr); 120 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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. Schools are F-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. 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: 1.81% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.31%
• DSCR: 2.57
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $110,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3301 Coyote Ln #26	0.03mi	3/2.0	1,344 (-1%)	3mo	$115,000	$86	95
3400 Yucca Cir #218	0.28mi	3/2.0	1,344 (-1%)	7mo	$120,000	$89	80
4130 Mesquite Ln	0.14mi	3/2.0	1,458 (+8%)	8mo	$125,000	$86	74
4210 Cedar Ln #185	0.15mi	3/2.0	1,216 (-10%)	4mo	$99,500	$82	73
3340 Yucca Cir	0.20mi	3/2.0	1,216 (-10%)	3mo	$72,000	$59	72
2920 Foxtail Ln #334	0.26mi	3/2.0	1,216 (-10%)	1mo	$86,000	$71	70
4134 Mesquite Ln #153	0.15mi	3/2.0	1,459 (+8%)	13mo	$130,000	$89	69
4304 Wapiti Way #249	0.28mi	3/2.0	1,232 (-9%)	9mo	$75,000	$61	65
3116 Foxtail Ln	0.20mi	3/2.0	1,186 (-12%)	8mo	$97,000	$82	63
3308 Antelope Way #279	0.30mi	3/2.0	1,216 (-10%)	8mo	$95,000	$78	63
4225 Buffalo Trl #396	0.36mi	3/2.0	1,456 (+8%)	10mo	$132,500	$91	62
4324 Buffalo Trl	0.38mi	3/2.0	1,216 (-10%)	7mo	$65,000	$53	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: 27.6%
• Equity multiple: 2.10×
• Total profit: $34,033
• Equity at exit: $16,401

10-year hold

• IRR: 33.4%
• Equity multiple: 3.64×
• Total profit: $81,276
• Equity at exit: $9,511

Cash invested: $30,800 (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 80620

• Home prices YoY: -20.9%
• Rents YoY: -1.8%
• Active inventory: 120
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$577
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $906

Break-even live

Break-even rent $847

Max offer price $110,000

Occupancy floor 50%

Sensitivity live

Price	-10% $969	-5% $938	+0% $906	+5% $875	+10% $844
Rent	-10% $749	-5% $828	+0% $906	+5% $985	+10% $1,064
Rate	-1.0pp $962	-0.5pp $934	base $906	+0.5pp $878	+1.0pp $849

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2846 Arbor Dr #2898 Evans, CO	2.0	1.5–2.0	1327	$1,738	$1.31	15d	3	0.56mi
3770 Ponderosa Ct #1 Evans, CO	2.0	2.0	1047	$1,650	$1.58	24d	1	0.69mi
3301 Abbey Rd Evans, CO	1.0–3.0	1.0–2.0	913	$2,112	$2.31	15d	10	0.97mi
2506 32nd St Evans, CO	2.0–3.0	2.0	1155	$2,025	$1.75	24d	1	1.00mi
1725 Rowan Ln Evans, CO	3.0	1.5	1190	$2,099	$1.76	15d	1	1.24mi
4620 Tuscany St Evans, CO	1.0–3.0	1.0–2.0	1016	$2,350	$2.31	24d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $110,000 Active 98 DOM
2. 2026-06-17
   days on market $110,000 Active 97 DOM
3. 2026-06-16
   days on market $110,000 Active 96 DOM
4. 2026-06-15
   price $110,000 Active 95 DOM
5. 2026-06-15
   days on market $115,000 Active 95 DOM
6. 2026-06-14
   pricedays on market $115,000 Active 93 DOM
7. 2026-06-10
   days on market $125,000 Active 90 DOM
8. 2026-06-09
   days on market $125,000 Active 89 DOM
9. 2026-06-08
   days on market $125,000 Active 88 DOM
10. 2026-06-07
    days on market $125,000 Active 87 DOM
11. 2026-06-03
    days on market $125,000 Active 83 DOM
12. 2026-06-02
    days on market $125,000 Active 82 DOM
13. 2026-06-01
    days on market $125,000 Active 81 DOM
14. 2026-05-31
    days on market $125,000 Active 80 DOM
15. 2026-05-30
    days on market $125,000 Active 79 DOM
16. 2026-03-12
    listed $125,000 Active
17. 2023-08-17
    soldstatus $75,000 Sold 808-char remark

    Show marketing remark (808 chars)

    Welcome to this beautiful manufactured home located in the Cave Creek Community, built-in 2008. With 3 bedrooms and 2 bathrooms, this home offers a spacious and comfortable living space. The breakfast bar breaks up the space between the kitchen and the large dining room. The bedrooms are cozy and inviting with plenty of natural light. Residents have access to amenities including a Clubhouse, fitness center, basketball court, dog park, mail center, playgrounds, outdoor pool, and kiddie pool. The community is close to local shopping, dining, and entertainment options. Please note that the home needs some TLC, but with a little bit of love and attention, this home has the potential to be a stunning living space. Don't miss out on the chance to make this beautiful manufactured home your new residence.

18. 2023-07-21
    historical Active - Backup 808-char remark

    Show marketing remark (808 chars)

    Welcome to this beautiful manufactured home located in the Cave Creek Community, built-in 2008. With 3 bedrooms and 2 bathrooms, this home offers a spacious and comfortable living space. The breakfast bar breaks up the space between the kitchen and the large dining room. The bedrooms are cozy and inviting with plenty of natural light. Residents have access to amenities including a Clubhouse, fitness center, basketball court, dog park, mail center, playgrounds, outdoor pool, and kiddie pool. The community is close to local shopping, dining, and entertainment options. Please note that the home needs some TLC, but with a little bit of love and attention, this home has the potential to be a stunning living space. Don't miss out on the chance to make this beautiful manufactured home your new residence.

19. 2023-06-23
    price $89,900 808-char remark

    Show marketing remark (808 chars)

    Welcome to this beautiful manufactured home located in the Cave Creek Community, built-in 2008. With 3 bedrooms and 2 bathrooms, this home offers a spacious and comfortable living space. The breakfast bar breaks up the space between the kitchen and the large dining room. The bedrooms are cozy and inviting with plenty of natural light. Residents have access to amenities including a Clubhouse, fitness center, basketball court, dog park, mail center, playgrounds, outdoor pool, and kiddie pool. The community is close to local shopping, dining, and entertainment options. Please note that the home needs some TLC, but with a little bit of love and attention, this home has the potential to be a stunning living space. Don't miss out on the chance to make this beautiful manufactured home your new residence.

20. 2023-06-12
    price $94,900 808-char remark

    Show marketing remark (808 chars)

    Welcome to this beautiful manufactured home located in the Cave Creek Community, built-in 2008. With 3 bedrooms and 2 bathrooms, this home offers a spacious and comfortable living space. The breakfast bar breaks up the space between the kitchen and the large dining room. The bedrooms are cozy and inviting with plenty of natural light. Residents have access to amenities including a Clubhouse, fitness center, basketball court, dog park, mail center, playgrounds, outdoor pool, and kiddie pool. The community is close to local shopping, dining, and entertainment options. Please note that the home needs some TLC, but with a little bit of love and attention, this home has the potential to be a stunning living space. Don't miss out on the chance to make this beautiful manufactured home your new residence.

21. 2023-05-09
    listed $99,900 Active 808-char remark

    Show marketing remark (808 chars)

    Welcome to this beautiful manufactured home located in the Cave Creek Community, built-in 2008. With 3 bedrooms and 2 bathrooms, this home offers a spacious and comfortable living space. The breakfast bar breaks up the space between the kitchen and the large dining room. The bedrooms are cozy and inviting with plenty of natural light. Residents have access to amenities including a Clubhouse, fitness center, basketball court, dog park, mail center, playgrounds, outdoor pool, and kiddie pool. The community is close to local shopping, dining, and entertainment options. Please note that the home needs some TLC, but with a little bit of love and attention, this home has the potential to be a stunning living space. Don't miss out on the chance to make this beautiful manufactured home your new residence.

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$45/yr (+$4/mo · 8.0%)

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

Taxation est. · year 1

• Rental income: $23,935
• − Mortgage interest: −$6,162
• − Property taxes: −$560
• − Insurance: −$550
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$3,200
• Taxable income: $9,634
• Est. tax owed @ 24.0%: −$2,312
• After-tax cash flow: $8,565/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: Greeleyschool District No. 6 In The County Of Weld And Sta
• NCES district ID: 0804410
• Math proficiency: 15% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $46,417
• Composite: 19.99/100
• National rank: #8667
• State rank: #71 of 86 in CO

Livability — Evans

• Score: 69/100
• State rank: #104
• US rank: #9005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evans, CO
• County: Weld County · 332,652 people
• City population: 20,798
• Metro: Greeley, CO
• Population (ZIP): 20,798
• Household income: $73,590
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 420.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 48% White 45% Two or more races 17% Black 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Serbian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 67% English-only · Spanish 31% 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: ▼ -87.36%
• Current HPI: 330.6379
• Rent YoY: ▼ -1.78%
• 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

+25.1% since first listed

6 events — show timeline

• 2026-03-12 Listed $125,000 IRES
• 2023-08-17 Sold (MLS) $75,000 IRES
• 2023-07-21 Contingent — IRES
• 2023-06-23 Price Changed $89,900 IRES
• 2023-06-12 Price Changed $94,900 IRES
• 2023-05-09 Listed $99,900 IRES

Property tax history

+6.6%/yr

Latest (2025): $560 · +502.3% YoY. Source: county tax records.