1166 Madison Ave #86 · Loveland, CO 80537

$67,500

2 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 257 Days on market

Built 1999 Est $74k · 9% under

---

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 +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL! Home with an oversized carport! Located in a quiet, gated, 55 and over community. Additional storage shed at the back of the carport as well. Home has 2 bedrooms, 2 bathrooms and a semi open floor plan. Eat-in kitchen for efficiency and just the right amount of cabinets/ counter space. All the appliances are included. Home could use a little TLC, and priced accordingly. This presents a great opportunity to customize and make it what you'd like, plus add value to the home! Financing is available if needed. Call listing agent with questions or to set an appointment to see it today!

Key facts

• Central loveland
• Built 1999
• Listed 257 days

Tags

• CENTRAL LOVELAND
• FULLY COVERED ENTRYWAY
• NEW DOUBLE PANE WINDOWS
• TRENDY WHITE PAINTED CABINETS
• LOADS OF COUNTER SPACE
• HUGE BLACK BASIN SINK

Property features AI

Finance

• Other: Builder: Crestview; Green features: southern exposure, efficient windows and doors, programmable thermostat
• HOA & community: No association fees or transfers

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available; Electricity available; Cable available; Satellite available; High-speed internet available; Underground utilities; No water rights
• Home design: Manufactured in park; Manufactured home; Level lot and level driveway; Near bus service; Stall shower
• Construction: Frame construction; Composition siding; Composition roof
• Exterior features: Patio; Land lease; Storage structure; Fenced yard (chain link); Deciduous trees; Level lot; House faces east; Within city limits; Paved surfaces; Privately maintained road to county standards; Asphalt road surface; Minimal flood risk or C rating

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (all conforming)
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Wall/window unit(s) for cooling
• Interior features: Eat-in kitchen; Open floor plan; Workshop; Pantry; Walk-in closet(s); Skylight(s); Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 2.9% in Loveland — 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 (#52 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A; Watch: crime C-, commute F, cost of living F.
• Thompson School District R-2J (suburban): math 28% / reading 48% proficiency, ranked #28 of 86 in CO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 283 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $68k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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: 2.29% ✓
• Cap rate: 20.56%
• Cash-on-cash: 50.95%
• DSCR: 3.27
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $73,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1166 Madison Ave #246	0.00mi	3/2.0 (+1)	1,080 (-1%)	2mo	$85,000	$79	92
1166 Madison Ave #203	0.00mi	2/1.5	1,072 (-2%)	7mo	$72,500	$68	90
1375 Sunset Pl #10	0.09mi	2/2.0	1,148 (+6%)	8mo	$87,500	$76	80
1500 Sylmar Pl #701	0.12mi	3/2.0 (+1)	1,064 (-2%)	6mo	$34,000	$32	80
1166 Madison Ave #71	0.00mi	2/2.0	924 (-15%)	1mo	$45,000	$49	74
1166 Madison Ave #244	0.00mi	3/2.0 (+1)	1,232 (+13%)	4mo	$55,000	$45	70
1535 Sunset Pl #32	0.09mi	2/2.0	924 (-15%)	7mo	$47,500	$51	65
1516 Sunset Pl #30	0.09mi	3/2.0 (+1)	1,216 (+12%)	9mo	$12,000	$10	64
1367 Sylmar Pl #11	0.10mi	3/2.0 (+1)	960 (-12%)	10mo	$92,000	$96	62
1641 Garnet St #49	0.23mi	3/2.0 (+1)	1,216 (+12%)	6mo	$38,000	$31	59
1826 Sandstone Ct #86	0.33mi	3/1.0 (+1)	980 (-10%)	0mo	$115,000	$117	58
1850 Sandstone Ct #84	0.35mi	2/1.0	960 (-12%)	7mo	$70,000	$73	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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 3.17×
• Total profit: $41,060
• Equity at exit: $10,064

10-year hold

• IRR: 55.1%
• Equity multiple: 6.57×
• Total profit: $105,239
• Equity at exit: $5,836

Cash invested: $18,900 (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 80537

• Rents YoY: 3.6%
• Active inventory: 283
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$354
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $803

Break-even live

Break-even rent $528

Max offer price $67,500

Occupancy floor 43%

Sensitivity live

Price	-10% $841	-5% $822	+0% $803	+5% $783	+10% $764
Rent	-10% $681	-5% $742	+0% $803	+5% $864	+10% $924
Rate	-1.0pp $837	-0.5pp $820	base $803	+0.5pp $785	+1.0pp $767

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1302 Nickel Dr Unit 1 Loveland, CO	3.0	1.0	950	$1,300	$1.37	24d	1	0.08mi
1710 E 16th St Loveland, CO	2.0	1.5	900	$1,427	$1.59	24d	1	0.38mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	24d	1	0.39mi
734 Madison Ave Loveland, CO	3.0	1.0	1200	$1,800	$1.50	14d	1	0.39mi
1707 E 16th St Unit 1717 Loveland, CO	2.0	1.5	825	$1,295	$1.57	14d	1	0.41mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	14d	1	0.50mi
1707 Cheyenne Ave Unit 8 Loveland, CO	2.0	1.0	820	$1,245	$1.52	24d	1	0.52mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	24d	1	0.54mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,729	$2.05	14d	1	0.56mi
1494 E 5th St Loveland, CO	2.0	1.0	800	$1,525	$1.91	24d	1	0.60mi
1492 E 5th St Loveland, CO	1.0	1.0	800	$1,350	$1.69	24d	1	0.60mi
1143 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	24d	1	0.61mi
1145 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	24d	1	0.61mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	14d	1	0.71mi
1325 N Jefferson Ave Loveland, CO	2.0	1.0	850	$1,545	$1.82	24d	1	0.80mi
1116 Cleveland Ave Loveland, CO	2.0	1.0	1338	$1,345	$1.01	24d	1	0.91mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	24d	5	0.99mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,045	$1.72	14d	1	1.00mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	24d	3	1.03mi
247 W 10th St Loveland, CO	2.0	2.0	865	$2,500	$2.89	22d	1	1.15mi
246 N Cleveland Ave Loveland, CO	3.0	1.0–2.0	1022	$2,544	$2.49	14d	11	1.18mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,048	$2.19	14d	17	1.22mi
110 E 1st St Loveland, CO	2.0	2.0	1300	$1,695	$1.30	24d	1	1.30mi
130 E 1st St Loveland, CO	2.0	1.0	800	$1,695	$2.12	24d	1	1.31mi
140 E 1st St Loveland, CO	2.0	2.0	875	$1,795	$2.05	14d	1	1.31mi
430 W 10th St Loveland, CO	2.0	1.0	756	$1,400	$1.85	24d	1	1.35mi
434 W 10th St Loveland, CO	2.0	1.0	872	$1,400	$1.61	24d	1	1.35mi
466 W 10th St Loveland, CO	2.0	1.0	840	$1,400	$1.67	24d	1	1.38mi
480 W 10th St Loveland, CO	2.0	2.0	940	$1,700	$1.81	24d	1	1.39mi
1015 Roosevelt Ave Unit B1 Loveland, CO	2.0	1.0	900	$1,500	$1.67	24d	1	1.41mi

Listing history 31 events

1. 2026-06-18
   days on market $67,500 Active 257 DOM
2. 2026-06-17
   days on market $67,500 Active 256 DOM
3. 2026-06-16
   days on market $67,500 Active 255 DOM
4. 2026-06-15
   days on market $67,500 Active 254 DOM
5. 2026-06-14
   days on market $67,500 Active 252 DOM
6. 2026-06-13
   days on market $67,500 Active 251 DOM
7. 2026-06-10
   days on market $67,500 Active 249 DOM
8. 2026-06-09
   days on market $67,500 Active 248 DOM
9. 2026-06-08
   days on market $67,500 Active 247 DOM
10. 2026-06-07
    pricedays on market $67,500 Active 246 DOM
11. 2026-06-03
    days on market $70,000 Active 242 DOM
12. 2026-06-02
    days on market $70,000 Active 241 DOM
13. 2026-06-01
    days on market $70,000 Active 240 DOM
14. 2026-05-31
    days on market $70,000 Active 239 DOM
15. 2026-05-30
    days on market $70,000 Active 238 DOM
16. 2026-05-04
    price $70,000
17. 2026-04-02
    status Active
18. 2026-03-25
    historical
19. 2025-09-25
    listed $75,000 Active
20. 2023-11-03
    soldstatus $35,000 Sold 602-char remark

    Show marketing remark (602 chars)

    PRICED TO SELL! Home with an oversized carport! Located in a quiet, gated, 55 and over community. Additional storage shed at the back of the carport as well. Home has 2 bedrooms, 2 bathrooms and a semi open floor plan. Eat-in kitchen for efficiency and just the right amount of cabinets/ counter space. All the appliances are included. Home could use a little TLC, and priced accordingly. This presents a great opportunity to customize and make it what you'd like, plus add value to the home! Financing is available if needed. Call listing agent with questions or to set an appointment to see it today!

21. 2023-10-30
    historical Active - Backup 602-char remark

    Show marketing remark (602 chars)

    PRICED TO SELL! Home with an oversized carport! Located in a quiet, gated, 55 and over community. Additional storage shed at the back of the carport as well. Home has 2 bedrooms, 2 bathrooms and a semi open floor plan. Eat-in kitchen for efficiency and just the right amount of cabinets/ counter space. All the appliances are included. Home could use a little TLC, and priced accordingly. This presents a great opportunity to customize and make it what you'd like, plus add value to the home! Financing is available if needed. Call listing agent with questions or to set an appointment to see it today!

22. 2023-10-14
    status Active 602-char remark

    Show marketing remark (602 chars)

    PRICED TO SELL! Home with an oversized carport! Located in a quiet, gated, 55 and over community. Additional storage shed at the back of the carport as well. Home has 2 bedrooms, 2 bathrooms and a semi open floor plan. Eat-in kitchen for efficiency and just the right amount of cabinets/ counter space. All the appliances are included. Home could use a little TLC, and priced accordingly. This presents a great opportunity to customize and make it what you'd like, plus add value to the home! Financing is available if needed. Call listing agent with questions or to set an appointment to see it today!

23. 2023-10-14
    price $50,000 602-char remark

    Show marketing remark (602 chars)

    PRICED TO SELL! Home with an oversized carport! Located in a quiet, gated, 55 and over community. Additional storage shed at the back of the carport as well. Home has 2 bedrooms, 2 bathrooms and a semi open floor plan. Eat-in kitchen for efficiency and just the right amount of cabinets/ counter space. All the appliances are included. Home could use a little TLC, and priced accordingly. This presents a great opportunity to customize and make it what you'd like, plus add value to the home! Financing is available if needed. Call listing agent with questions or to set an appointment to see it today!

24. 2023-10-06
    historical 602-char remark

    Show marketing remark (602 chars)

    PRICED TO SELL! Home with an oversized carport! Located in a quiet, gated, 55 and over community. Additional storage shed at the back of the carport as well. Home has 2 bedrooms, 2 bathrooms and a semi open floor plan. Eat-in kitchen for efficiency and just the right amount of cabinets/ counter space. All the appliances are included. Home could use a little TLC, and priced accordingly. This presents a great opportunity to customize and make it what you'd like, plus add value to the home! Financing is available if needed. Call listing agent with questions or to set an appointment to see it today!

25. 2023-07-07
    listed $60,000 Active 602-char remark

    Show marketing remark (602 chars)

    PRICED TO SELL! Home with an oversized carport! Located in a quiet, gated, 55 and over community. Additional storage shed at the back of the carport as well. Home has 2 bedrooms, 2 bathrooms and a semi open floor plan. Eat-in kitchen for efficiency and just the right amount of cabinets/ counter space. All the appliances are included. Home could use a little TLC, and priced accordingly. This presents a great opportunity to customize and make it what you'd like, plus add value to the home! Financing is available if needed. Call listing agent with questions or to set an appointment to see it today!

26. 2023-04-28
    historical
27. 2023-04-27
    listed $60,000 Active
28. 2009-09-11
    historical
29. 2008-08-20
    listed $36,000
30. 2001-02-01
    historical
31. 2000-12-11
    listed $45,000

ⓘ 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: $419 · $35/mo
• Projected year-2 tax: $419 · $35/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,525
• − Mortgage interest: −$3,781
• − Property taxes: −$419
• − Insurance: −$338
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$1,964
• Taxable income: $9,060
• Est. tax owed @ 24.0%: −$2,174
• After-tax cash flow: $7,456/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: Thompson School District R-2J
• NCES district ID: 0805400
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,040
• Composite: 34.01/100
• National rank: #5313
• State rank: #28 of 86 in CO

Livability — Loveland

• Score: 73/100
• State rank: #52
• US rank: #5353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loveland, CO
• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 44,425
• Household income: $86,325
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1703.0

Population outlook (Larimer County) Hauer SSP2

• Today (2025): 415,361 people
• By 2030: 457,762 · +10.2%
• By 2040: 542,310 · +30.6%
• By 2050: 627,048 · +51.0%
• By 2075: 833,722 · +100.7%
• By 2100: 952,590 · +129.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Larimer

• 2024 margin: D (+17.6) · D 57.4% · R 39.8% · Other 2.9%
• 2008→2024 swing: +7.9pp toward D · 2008: 9.7pp · 2024: 17.6pp
• All cycles: 2024: D+17.6 2020: D+15.4 2016: D+4.9 2012: D+5.2 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -606.26%
• Current HPI: 253.4939
• Rent YoY: ▲ 3.57%
• Metro: Fort Collins, 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

+55.6% since first listed

16 events — show timeline

• 2026-05-04 Price Changed $70,000 IRES
• 2026-04-02 Relisted — IRES
• 2026-03-25 Listing Removed — IRES
• 2025-09-25 Listed $75,000 IRES
• 2023-11-03 Sold (MLS) $35,000 IRES
• 2023-10-30 Contingent — IRES
• 2023-10-14 Relisted — IRES
• 2023-10-14 Price Changed $50,000 IRES
• 2023-10-06 Listing Removed — IRES
• 2023-07-07 Listed $60,000 IRES
• 2023-04-28 Listing Removed — IRES
• 2023-04-27 Listed $60,000 IRES
• 2009-09-11 Listing Removed — IRES
• 2008-08-20 Listed $36,000 IRES
• 2001-02-01 Listing Removed — IRES
• 2000-12-11 Listed $45,000 IRES

Property tax history

+6.1%/yr

Latest (2025): $419 · +425.1% YoY. Source: county tax records.