3500 35th Ave #60 · Evans, CO 80634

$65,000

3 bd · 2.0 ba · 784 sqft · Manufactured public records · 100 Days on market

Built 2017 Est $49k · 32% over ↓ 7% since listing

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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
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2 bedroom, 1 bed bath manufactured home in Country Estates with modern upgrades. The great outdoor space offers a large deck that is perfect for relaxing or entertaining. Built in 2017 with 784 sq ft, this home is clean, cozy, and move-in ready. Located in a well-kept community close to shopping, dining, and easy access to HWY 34 and Hwy 85. Please call Rachelle Alves at 970-590-7133 for information or to set up a showing.

Key facts

• Large deck
• Modern upgrades
• Outdoor space

Tags

• OUTDOOR SPACE
• LARGE DECK
• MODERN UPGRADES
• WELL-KEPT COMMUNITY
• EASY ACCESS TO HWY 34
• EASY ACCESS TO HWY 85

Property features AI

Exterior

• Parking: No garage; No designated parking features
• Utilities: Water meter installed; No water rights
• Home design: Manufactured in park; Mobile home
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Storage outbuilding; Land lease; Deciduous trees; Native grass; Level lot; Paved access; Street light; House faces west; City street frontage

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.4% 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: Greeley West High School (math 20% / reading 39%, grade F, #244 of 381 statewide, top 66%, 1,885 students, 64% FRL).
• Market conditions: Rents soft (-2.3%/yr); 414 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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: 2.78% ✓
• Cap rate: 25.42%
• Cash-on-cash: 68.33%
• DSCR: 4.04
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $49,392
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3500 35th Ave #3	0.16mi	2/1.5 (-1)	784 (0%)	3mo	$49,000	$63	83
3500 35th Ave #76	0.07mi	2/1.0 (-1)	854 (+9%)	23mo	$31,000	$36	54

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: 64.4%
• Equity multiple: 3.76×
• Total profit: $50,160
• Equity at exit: $9,692

10-year hold

• IRR: 67.9%
• Equity multiple: 6.94×
• Total profit: $108,146
• Equity at exit: $5,620

Cash invested: $18,200 (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 80634

• Rents YoY: -2.3%
• Active inventory: 414
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$341
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $1,036

Break-even live

Break-even rent $498

Max offer price $65,000

Occupancy floor 38%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	13d	3	0.34mi
3301 Abbey Rd Evans, CO	1.0–3.0	1.0–2.0	913	$2,112	$2.31	13d	10	0.51mi
3770 Ponderosa Ct #1 Evans, CO	2.0	2.0	1047	$1,650	$1.58	23d	1	0.51mi
2506 32nd St Evans, CO	2.0–3.0	2.0	1155	$2,025	$1.75	23d	1	0.58mi
2162 30th St Greeley, CO	1.0–3.0	1.0–1.5	688	$1,399	$2.03	13d	16	1.07mi
2507 W 27th St Apt C Greeley, CO	2.0	1.5	1064	$1,225	$1.15	23d	1	1.08mi
3800 Centerplace Dr Greeley, CO	1.0–3.0	1.0–2.0	973	$2,356	$2.42	13d	18	1.16mi
1751 Rowan Ln Evans, CO	2.0	1.5	841	$1,750	$2.08	13d	1	1.25mi
4620 Tuscany St Evans, CO	1.0–3.0	1.0–2.0	1016	$2,350	$2.31	23d	1	1.30mi
3775 W 25th St Greeley, CO	1.0–2.0	1.0–2.0	855	$1,570	$1.84	13d	4	1.30mi
2310 W 25th Street Rd Greeley, CO	3.0	1.0	1000	$1,700	$1.70	13d	1	1.37mi
1750 Greeley Mall Greeley, CO	1.0–2.0	1.0–2.0	805	$1,573	$1.95	13d	4	1.37mi
3770 W 24th St Greeley, CO	2.0	1.0–2.0	936	$1,434	$1.53	23d	6	1.37mi
1722 30th St Greeley, CO	1.0–2.0	1.0	709	$1,355	$1.91	1d	13	1.39mi
1905 28th St Greeley, CO	2.0	1.5	900	$1,330	$1.48	13d	2	1.42mi
2405 38th Ave Greeley, CO	2.0	1.0–2.0	884	$1,945	$2.20	13d	19	1.43mi
4750 29th St Greeley, CO	1.0–3.0	1.0–2.0	1007	$2,130	$2.11	13d	20	1.49mi

Listing history 15 events

1. 2026-06-17
   days on market $65,000 Active 100 DOM
2. 2026-06-16
   days on market $65,000 Active 99 DOM
3. 2026-06-15
   days on market $65,000 Active 98 DOM
4. 2026-06-14
   days on market $65,000 Active 96 DOM
5. 2026-06-10
   days on market $65,000 Active 93 DOM
6. 2026-06-09
   days on market $65,000 Active 92 DOM
7. 2026-06-08
   days on market $65,000 Active 91 DOM
8. 2026-06-07
   days on market $65,000 Active 90 DOM
9. 2026-06-03
   days on market $65,000 Active 86 DOM
10. 2026-06-02
    days on market $65,000 Active 85 DOM
11. 2026-06-01
    days on market $65,000 Active 84 DOM
12. 2026-05-31
    days on market $65,000 Active 83 DOM
13. 2026-05-30
    days on market $65,000 Active 82 DOM
14. 2026-04-11
    price $65,000
15. 2026-03-09
    listed $70,000 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: $303 · $25/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$55/yr (+$5/mo · 18.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,714
• − Mortgage interest: −$3,641
• − Property taxes: −$303
• − Insurance: −$325
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$1,891
• Taxable income: $12,080
• Est. tax owed @ 24.0%: −$2,899
• After-tax cash flow: $9,537/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

• County: Weld County · 332,652 people
• City population: 20,798
• Metro: Greeley, CO
• Population (ZIP): 65,622
• Household income: $82,742
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 2101.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 30% Two or more races 13% Asian 1% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · Spanish 14% German/W. Germanic 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: ▼ -358.79%
• Current HPI: 254.9376
• 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

-7.1% since first listed

2 events — show timeline

• 2026-04-11 Price Changed $65,000 IRES
• 2026-03-09 Listed $70,000 IRES

Property tax history

+5.7%/yr

Latest (2025): $303 · +262.1% YoY. Source: county tax records.