10710 Aspen St · Firestone, CO 80504

$165,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 52 Days on market

Built 2010 Est $146k · 13% over

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Why this score? — see what drove the C+ 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
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely move-in ready! You will be amazed by the exquisite details and upgraded amenities that this home offers including: a full kitchen remodel with solid surface countertops and luxury kitchen appliances, as well as renovated bathrooms, LVP flooring and freshly painted walls throughout. The exterior offers custom garden beds, fresh paint, a large 10x12 storage shed and views of the pool! The $776 lot rent includes swimming pool, fitness center, playground and clubhouse access and is conveniently located near I25 and Hwy 119.

Key facts

• Renovated bathrooms
• Full kitchen remodel
• Luxury appliances

Tags

• FULL KITCHEN REMODEL
• SOLID SURFACE COUNTERTOPS
• LUXURY APPLIANCES
• DURABLE LVP FLOORING
• RENOVATED BATHROOMS
• FRESH EXTERIOR PAINT

Property features AI

Finance

• Other: Individual ownership within the manufactured-home park (Eaglecrest/Firestone)
• Financial info: Monthly land lease: $928 (lease expires July 1, 2026)
• HOA & community: Land lease in place (monthly land lease paid to the park)

Exterior

• Parking: 2 off-street parking spaces (total 2 spaces)
• Utilities: Public water; Community sewer; Electricity connected; Cable available
• Home design: Manufactured home located in a park; Single-story (main level living)
• Construction: Wood siding; Composition roof; Manufactured home skirted with metal
• Exterior features: Deck; Patio; Corner lot; Open space nearby; Front-yard sprinklers; Outdoor community pool

Interior

• Kitchen: Fingerprint-resistant stainless appliances; Gas range; Convection oven; Oven; Microwave; Dishwasher; Refrigerator; Center island
• Bedrooms: 4 bedrooms on the main level; Primary suite with en-suite bathroom
• Flooring: Luxury vinyl plank (LVP) in living/dining/kitchen areas; Carpet in bedrooms
• Bathrooms: 2 full bathrooms; Primary bathroom is a 5-piece with dual vanities, oversized corner tub and walk-in shower; Second full bath with tub/shower combination and granite-topped vanity
• Heating & cooling: Electric heating; Hot water heating; Room air conditioning units
• Interior features: Ceiling fans; High ceilings; High-speed internet available; Kitchen island; No stairs (single-level); Smoke-free; Double-pane windows; Window coverings
• Laundry & utility: Main-level laundry with washer and dryer hookups, cabinets and exterior door to backyard

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

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 ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: Centennial Elementary (math 32% / reading 47%, grade F, #357 of 966 statewide, top 40%, 468 students, 33% FRL); Coal Ridge Middle School (math 23% / reading 46%, grade F, #106 of 270 statewide, top 42%, 800 students, 32% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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: 1.68% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.20%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $145,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10658 Bald Eagle Cir	0.07mi	4/2.0	1,456 (-7%)	3mo	$125,000	$86	82
10655 Titan Ave	0.13mi	4/2.0	1,568 (0%)	18mo	$145,000	$92	80
10655 Titan Ave #324	0.13mi	4/2.0	1,528 (-3%)	18mo	$145,000	$95	75
10686 Baily St #153	0.16mi	4/2.0	1,456 (-7%)	6mo	$127,000	$87	75
10844 Belmont St N	0.27mi	3/2.0 (-1)	1,512 (-4%)	6mo	$162,500	$107	71
4616 Tilbury Ct	0.23mi	3/2.0 (-1)	1,456 (-7%)	4mo	$135,000	$93	69
4892 Barron Cir	0.26mi	4/2.0	1,680 (+7%)	9mo	$163,400	$97	68
10600 Titan Ave	0.15mi	3/2.0 (-1)	1,404 (-10%)	10mo	$143,000	$102	63
10545 Bedford St #235	0.23mi	4/2.0	1,680 (+7%)	18mo	$140,000	$83	62
10846 Bailey St	0.23mi	3/2.0 (-1)	1,404 (-10%)	9mo	$125,000	$89	59
10540 Barron Cir	0.30mi	3/2.0 (-1)	1,350 (-14%)	1mo	$157,000	$116	57
4595 Ashwood St	0.15mi	3/2.0 (-1)	1,344 (-14%)	16mo	$108,900	$81	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.69×
• Total profit: $31,886
• Equity at exit: $24,602

10-year hold

• IRR: 24.0%
• Equity multiple: 2.78×
• Total profit: $82,457
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,769 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $1,047

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,161	-5% $1,104	+0% $1,047	+5% $990	+10% $933
Rent	-10% $828	-5% $938	+0% $1,047	+5% $1,157	+10% $1,266
Rate	-1.0pp $1,130	-0.5pp $1,089	base $1,047	+0.5pp $1,004	+1.0pp $961

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10670 Jake Jabs Blvd Firestone, CO	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	14d	26	0.28mi
10910 Turner Blvd #70 Longmont, CO	3.0	2.0	1152	$1,999	$1.74	22d	1	0.92mi
5620 Tumbleweed Ave Firestone, CO	3.0	2.0	1747	$3,200	$1.83	22d	1	0.98mi
10692 Durango Pl Longmont, CO	3.0	2.0	1500	$2,395	$1.60	22d	1	1.08mi
4347 Rangeview Cir Longmont, CO	3.0–5.0	2.0–3.0	2143	$3,128	$1.46	14d	4	1.11mi
10426 Durango Pl Longmont, CO	3.0	2.0	1500	$2,350	$1.57	22d	1	1.12mi

Listing history 20 events

1. 2026-06-18
   days on market $165,000 Active 52 DOM
2. 2026-06-17
   days on market $165,000 Active 51 DOM
3. 2026-06-16
   days on market $165,000 Active 50 DOM
4. 2026-06-15
   days on market $165,000 Active 49 DOM
5. 2026-06-14
   days on market $165,000 Active 47 DOM
6. 2026-06-13
   days on market $165,000 Active 46 DOM
7. 2026-06-09
   days on market $165,000 Active 43 DOM
8. 2026-06-09
   days on market $165,000 Active 42 DOM
9. 2026-06-07
   days on market $165,000 Active 41 DOM
10. 2026-06-02
    days on market $165,000 Active 36 DOM
11. 2026-06-01
    days on market $165,000 Active 35 DOM
12. 2026-05-31
    statusdays on market $165,000 Active 34 DOM
13. 2026-05-25
    status Pending Accepting Backup Offers
14. 2026-05-04
    price $165,000
15. 2026-04-27
    status Active
16. 2026-03-11
    status Pending Accepting Backup Offers
17. 2026-03-06
    listed $168,000 Active
18. 2023-06-30
    soldstatus $160,000 Sold 536-char remark

    Show marketing remark (536 chars)

    Completely move-in ready! You will be amazed by the exquisite details and upgraded amenities that this home offers including: a full kitchen remodel with solid surface countertops and luxury kitchen appliances, as well as renovated bathrooms, LVP flooring and freshly painted walls throughout. The exterior offers custom garden beds, fresh paint, a large 10x12 storage shed and views of the pool! The $776 lot rent includes swimming pool, fitness center, playground and clubhouse access and is conveniently located near I25 and Hwy 119.

19. 2023-05-16
    historical Active - Backup 536-char remark

    Show marketing remark (536 chars)

    Completely move-in ready! You will be amazed by the exquisite details and upgraded amenities that this home offers including: a full kitchen remodel with solid surface countertops and luxury kitchen appliances, as well as renovated bathrooms, LVP flooring and freshly painted walls throughout. The exterior offers custom garden beds, fresh paint, a large 10x12 storage shed and views of the pool! The $776 lot rent includes swimming pool, fitness center, playground and clubhouse access and is conveniently located near I25 and Hwy 119.

20. 2023-05-11
    listed $160,000 Active 536-char remark

    Show marketing remark (536 chars)

    Completely move-in ready! You will be amazed by the exquisite details and upgraded amenities that this home offers including: a full kitchen remodel with solid surface countertops and luxury kitchen appliances, as well as renovated bathrooms, LVP flooring and freshly painted walls throughout. The exterior offers custom garden beds, fresh paint, a large 10x12 storage shed and views of the pool! The $776 lot rent includes swimming pool, fitness center, playground and clubhouse access and is conveniently located near I25 and Hwy 119.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,227
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,658
• − Management: −$2,658
• − Depreciation: −$4,800
• Taxable income: $10,568
• Est. tax owed @ 24.0%: −$2,536
• After-tax cash flow: $10,030/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

• Census place: Firestone, CO
• 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

+3.1% since first listed

8 events — show timeline

• 2026-05-25 Pending — REColorado as Distributed by MLS Grid
• 2026-05-04 Price Changed $165,000 REColorado as Distributed by MLS Grid
• 2026-04-27 Relisted — REColorado as Distributed by MLS Grid
• 2026-03-11 Pending — REColorado as Distributed by MLS Grid
• 2026-03-06 Listed $168,000 REColorado as Distributed by MLS Grid
• 2023-06-30 Sold (MLS) $160,000 IRES
• 2023-05-16 Contingent — IRES
• 2023-05-11 Listed $160,000 IRES