245 Skylark Dr · Lafayette, CO 80026

$75,000

3 bd · 2.0 ba · 768 sqft · Manufactured public records · 55 Days on market

Built 1970 Est $100k · 25% under $1100/mo HOA · 46% of rent

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No Skimping on this home! This adorable 3 bed and 2 bath cute should not be overlooked! The driveway has just been newly paved. The Exterior has just been freshly painted with new skirting and designer lighting. Upon entering the home you will step onto your cute deck. Once inside you will note how light and bright this home is. Home features decorative lighting throughout, new carpet, new laminate floors and kitchen and baths have been fully removed. Kitchen has a great little movable island that is great for the chef! This is priced RIGHT and home will not last! Staging items can be purchased with the home. Seller designed the home with them to stay. ASK about items if you are interested! CALL to SEE TODAY!

Key facts

• Double vanity
• Beamed ceiling
• 2 parking spots

Tags

• OVERSIZED COVERED FRONT DECK
• UPGRADED LAMINATE FLOORING
• BEAMED CEILING
• STAINLESS STEEL APPLIANCES
• DOUBLE VANITY

Property features AI

Finance

• HOA & community: Skylark association, professionally managed; Association fee $1,100 monthly ($13,200 annually); Land lease required: $1,130 monthly (lease expires January 29, 2027)

Exterior

• Parking: 2 parking spaces on concrete
• Utilities: Public water; Public sewer
• Home design: Manufactured in park (mobile home); Located in the Skylark park; Individual ownership
• Construction: Metal siding
• Exterior features: Covered front porch; Metal roof

Interior

• Kitchen: Includes dishwasher, oven, refrigerator, disposal
• Bedrooms: 3 bedrooms, all on the main level; Primary suite(s) included
• Bathrooms: 2 bathrooms (1 full, 1 half), both on the main level; En suite bathroom
• Heating & cooling: Forced air heating
• Interior features: Dishwasher, Disposal, Oven, Refrigerator
• Laundry & utility: Washer and dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 2.6% in Lafayette — 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 85/100 on livability (#1 in CO, #566 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Alicia Sanchez International School (math 5% / reading 22%, grade F, #824 of 966 statewide, top 88%, 343 students, 74% FRL); Angevine Middle School (math 29% / reading 47%, grade F, #90 of 270 statewide, top 34%, 661 students, 44% FRL); Centaurus High School (math 54% / reading 74%, grade B-, #38 of 381 statewide, top 10%, 1,525 students, 32% FRL) — zoned schools average 50% FRL vs 16% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 58% district-wide (-20 pts) — the specific schools serving this property underperform the Boulder Valley School District No. Re2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 205 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $72,750 (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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.22% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.73
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $99,840
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 Sue St	0.59mi	2/1.0 (-1)	728 (-5%)	6mo	$95,000	$130	50
723 Oriole Dr	0.27mi	3/2.0	871 (+13%)	18mo	$20,000	$23	50

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 · 1.56% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $3,520
• Equity at exit: $11,183

10-year hold

• IRR: 11.1%
• Equity multiple: 1.76×
• Total profit: $15,916
• Equity at exit: $6,485

Cash invested: $21,000 (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 80026

• Rents YoY: 1.6%
• Active inventory: 205
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,414 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $289

Break-even live

Break-even rent $2,048

Max offer price $75,000

Occupancy floor 83%

Sensitivity live

Price	-10% $341	-5% $315	+0% $289	+5% $263	+10% $237
Rent	-10% $98	-5% $194	+0% $289	+5% $384	+10% $480
Rate	-1.0pp $327	-0.5pp $308	base $289	+0.5pp $270	+1.0pp $250

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Dove Dr Lafayette, CO	2.0	2.0	975	$2,204	$2.26	22d	1	0.17mi
440 Strathmore Ln Lafayette, CO	1.0–2.0	1.0–2.0	906	$2,405	$2.65	14d	15	0.22mi
235 S Boulder Rd Lafayette, CO	3.0	1.0–3.5	1320	$3,428	$2.60	14d	1	0.31mi
601 Merlin Dr Lafayette, CO	2.0–3.0	1.0–2.0	973	$2,355	$2.42	14d	9	0.34mi
404 S Foote Ave Unit A Lafayette, CO	2.0	1.0	950	$1,325	$1.39	22d	1	0.38mi
1425 Bacchus Dr Unit C13 Lafayette, CO	2.0	1.0	900	$1,750	$1.94	14d	1	1.06mi
695 S Lafayette Dr Lafayette, CO	1.0–2.0	1.0–2.0	900	$2,473	$2.75	14d	27	1.26mi
2500 S Public Rd Lafayette, CO	2.0	1.0	775	$1,939	$2.50	14d	3	1.32mi

HOA detail

• Monthly dues: $1,100 · $13,200/yr

Listing history 24 events

1. 2026-06-21
   days on market $75,000 Active 55 DOM
2. 2026-06-18
   days on market $75,000 Active 52 DOM
3. 2026-06-17
   days on market $75,000 Active 51 DOM
4. 2026-06-16
   days on market $75,000 Active 50 DOM
5. 2026-06-15
   days on market $75,000 Active 49 DOM
6. 2026-06-14
   days on market $75,000 Active 47 DOM
7. 2026-06-13
   pricedays on market $75,000 Active 46 DOM
8. 2026-06-10
   days on market $80,000 Active 44 DOM
9. 2026-06-09
   days on market $80,000 Active 43 DOM
10. 2026-06-09
    days on market $80,000 Active 42 DOM
11. 2026-06-07
    days on market $80,000 Active 41 DOM
12. 2026-06-05
    days on market $80,000 Active 38 DOM
13. 2026-06-03
    days on market $80,000 Active 37 DOM
14. 2026-06-02
    days on market $80,000 Active 36 DOM
15. 2026-06-01
    days on market $80,000 Active 35 DOM
16. 2026-05-31
    days on market $80,000 Active 34 DOM
17. 2026-05-30
    days on market $80,000 Active 33 DOM
18. 2026-04-27
    listed $80,000 Active
19. 2025-07-29
    historical
20. 2025-03-31
    price $79,999
21. 2025-02-04
    listed $84,900 Active
22. 2022-04-20
    soldstatus $74,900 Closed 718-char remark

    Show marketing remark (718 chars)

    No Skimping on this home! This adorable 3 bed and 2 bath cute should not be overlooked! The driveway has just been newly paved. The Exterior has just been freshly painted with new skirting and designer lighting. Upon entering the home you will step onto your cute deck. Once inside you will note how light and bright this home is. Home features decorative lighting throughout, new carpet, new laminate floors and kitchen and baths have been fully removed. Kitchen has a great little movable island that is great for the chef! This is priced RIGHT and home will not last! Staging items can be purchased with the home. Seller designed the home with them to stay. ASK about items if you are interested! CALL to SEE TODAY!

23. 2022-04-16
    status Pending Accepting Backup Offers 718-char remark

    Show marketing remark (718 chars)

    No Skimping on this home! This adorable 3 bed and 2 bath cute should not be overlooked! The driveway has just been newly paved. The Exterior has just been freshly painted with new skirting and designer lighting. Upon entering the home you will step onto your cute deck. Once inside you will note how light and bright this home is. Home features decorative lighting throughout, new carpet, new laminate floors and kitchen and baths have been fully removed. Kitchen has a great little movable island that is great for the chef! This is priced RIGHT and home will not last! Staging items can be purchased with the home. Seller designed the home with them to stay. ASK about items if you are interested! CALL to SEE TODAY!

24. 2022-04-09
    listed $74,900 Active 718-char remark

    Show marketing remark (718 chars)

    No Skimping on this home! This adorable 3 bed and 2 bath cute should not be overlooked! The driveway has just been newly paved. The Exterior has just been freshly painted with new skirting and designer lighting. Upon entering the home you will step onto your cute deck. Once inside you will note how light and bright this home is. Home features decorative lighting throughout, new carpet, new laminate floors and kitchen and baths have been fully removed. Kitchen has a great little movable island that is great for the chef! This is priced RIGHT and home will not last! Staging items can be purchased with the home. Seller designed the home with them to stay. ASK about items if you are interested! CALL to SEE TODAY!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,972
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − HOA: −$13,200
• − Depreciation: −$2,182
• Taxable income: $3,254
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $2,688/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Lafayette

• Score: 85/100
• State rank: #1
• US rank: #566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, CO
• County: Boulder County · 271,666 people
• City population: 32,701
• Metro: Boulder, CO
• Population (ZIP): 32,701
• Household income: $120,187
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1019.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -489.04%
• Current HPI: 280.2819
• Rent YoY: ▲ 1.56%
• Metro: Boulder, 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

+6.8% since first listed

7 events — show timeline

• 2026-04-27 Listed $80,000 REColorado as Distributed by MLS Grid
• 2025-07-29 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-03-31 Price Changed $79,999 REColorado as Distributed by MLS Grid
• 2025-02-04 Listed $84,900 REColorado as Distributed by MLS Grid
• 2022-04-20 Sold (MLS) $74,900 REColorado as Distributed by MLS Grid
• 2022-04-16 Pending — REColorado as Distributed by MLS Grid
• 2022-04-09 Listed $74,900 REColorado as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2021): $80 · +5.7% YoY. Source: county tax records.