10910 Turner Blvd #104 · Frederick, CO 80504

$99,400

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 133 Days on market

Built 1995 Est $69k · 44% over ↓ 17% since listing

---

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 +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Lot 104 in River Valley offers a truly move-in ready double-wide located in a well-maintained and desirable community. This home has been thoughtfully updated and refreshed with multiple upgrades throughout. Exterior improvements include new siding installed just 3 years ago, a roof replaced approximately 4 years ago, a new screen door, and brand-new front and back doors, all adding to the home's curb appeal and long-term value. Parking is available for up to three vehicles, and a matching storage shed out front provides convenient space for tools, seasonal items, or extra storage. Inside, the bright and open floor plan is enhanced by tall vaulted ceilings that create a spacious feel. New l

Key facts

• New siding
• New screen door
• Brand new back doors

Tags

• NEW SIDING
• ROOF REPLACED
• NEW SCREEN DOOR
• BRAND NEW FRONT DOORS
• BRAND NEW BACK DOORS
• MATCHING STORAGE SHED

Property features AI

Exterior

• Parking: No garage; No designated parking
• Utilities: City water (meter installed); Natural gas available; Electricity available; Cable available
• Home design: Manufactured in park; Manufactured home
• Construction: Vinyl siding; Composition roof
• Exterior features: Land lease

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Eat-in kitchen; Pantry; Walk-in closet(s); Family room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 3.9% in Frederick — 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 64/100 on livability (#175 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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: Grand View Elementary (math 15% / reading 37%, grade F, #581 of 966 statewide, top 61%, 444 students, 27% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $687 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.36% ✓
• Cap rate: 21.50%
• Cash-on-cash: 54.31%
• DSCR: 3.42
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $68,904
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10910 Turner Blvd #133	0.05mi	3/2.0	1,216 (+2%)	6mo	$70,000	$58	89
10910 Turner Blvd #86	0.06mi	2/2.0 (-1)	1,280 (+8%)	10mo	$69,000	$54	71
10910 Turne Blvd	0.05mi	3/2.0	1,280 (+8%)	24mo	$98,000	$77	65

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: 49.2%
• Equity multiple: 3.06×
• Total profit: $57,218
• Equity at exit: $14,821

10-year hold

• IRR: 53.5%
• Equity multiple: 5.54×
• Total profit: $126,463
• Equity at exit: $8,594

Cash invested: $27,832 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$521
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,260

Break-even live

Break-even rent $752

Max offer price $99,400

Occupancy floor 41%

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: $24,850
• Closing costs: $2,982
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10910 Turner Blvd #70 Longmont, CO	3.0	2.0	1152	$1,999	$1.74	21d	1	0.08mi
10692 Durango Pl Longmont, CO	3.0	2.0	1500	$2,395	$1.60	21d	1	0.14mi
10426 Durango Pl Longmont, CO	3.0	2.0	1500	$2,350	$1.57	21d	1	0.20mi
10670 Jake Jabs Blvd Firestone, CO	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	13d	26	0.67mi

Listing history 16 events

1. 2026-06-18
   days on market $99,400 Active 133 DOM
2. 2026-06-17
   days on market $99,400 Active 132 DOM
3. 2026-06-16
   days on market $99,400 Active 131 DOM
4. 2026-06-15
   days on market $99,400 Active 130 DOM
5. 2026-06-14
   days on market $99,400 Active 128 DOM
6. 2026-06-13
   pricedays on market $99,400 Active 127 DOM
7. 2026-06-09
   days on market $99,900 Active 124 DOM
8. 2026-06-09
   days on market $99,900 Active 123 DOM
9. 2026-06-07
   days on market $99,900 Active 122 DOM
10. 2026-06-02
    days on market $99,900 Active 117 DOM
11. 2026-06-01
    days on market $99,900 Active 116 DOM
12. 2026-05-31
    days on market $99,900 Active 115 DOM
13. 2026-05-30
    days on market $99,900 Active 114 DOM
14. 2026-05-18
    price $99,900
15. 2026-04-13
    price $104,900
16. 2026-02-05
    listed $119,900 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: $375 · $31/mo
• Projected year-2 tax: $547 · $46/mo
• Expected delta: +$171/yr (+$14/mo · 45.6%)

ⓘ 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 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,155
• − Mortgage interest: −$5,568
• − Property taxes: −$375
• − Insurance: −$497
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$2,892
• Taxable income: $14,318
• Est. tax owed @ 24.0%: −$3,436
• After-tax cash flow: $11,678/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 — Frederick

• Score: 64/100
• State rank: #175
• US rank: #14276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Weld County · 332,652 people
• City population: 6,242
• 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

-16.7% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $99,900 IRES
• 2026-04-13 Price Changed $104,900 IRES
• 2026-02-05 Listed $119,900 IRES

Property tax history

+7.2%/yr

Latest (2025): $375 · +143.8% YoY. Source: county tax records.