29 Highway 52 Unit E · Erie, CO 80516

$119,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 71 Days on market

Built 1981 Good condition 871 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Lot rent is just $600/mo. in this welcoming 55+ Park. This beautifully remodeled home features new carpeting in the bedrooms and laminate flooring in the living room, creating a clean, modern feel. Large west-facing windows fill the space with natural light and offer stunning mountain views. Also included is a modern kitchen and a cozy nook just outside the guest bedroom. The interior has been freshly painted, along with the exterior trim, giving the home a crisp, refreshed look. Pets are ok.

Key facts

• Laminate flooring
• New carpeting
• Modern kitchen

Tags

• REMODELED HOME
• NEW CARPETING
• LAMINATE FLOORING
• LARGE WEST-FACING WINDOWS
• MOUNTAIN VIEWS
• MODERN KITCHEN

Property features AI

Finance

• Other: Located in a 100-year floodplain or A zone

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Natural gas available (Black Hills Energy); Electricity available
• Home design: Manufactured in park; Mobile home; Built by Atlantic
• Construction: Composition exterior; Other roof type
• Exterior features: Enclosed patio; Land lease; Corner lot; Gutters; Dirt road frontage; Privately maintained road

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Open floor plan; Stall shower
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.9% in Erie — 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 (#46 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.
• Market conditions: Rents soft (-2.5%/yr); 348 active listings in the ZIP; high-income renter base; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent is only 15% of the median local income ($169k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.72% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.73%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.53×
• Total profit: $17,651
• Equity at exit: $17,743

10-year hold

• IRR: 20.0%
• Equity multiple: 2.43×
• Total profit: $47,739
• Equity at exit: $10,289

Cash invested: $33,320 (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 80516

• Rents YoY: -2.5%
• Active inventory: 348
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,051 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $673

Break-even live

Break-even rent $1,199

Max offer price $119,000

Occupancy floor 62%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $119,000 Active 71 DOM
2. 2026-06-17
   days on market $119,000 Active 70 DOM
3. 2026-06-16
   days on market $119,000 Active 69 DOM
4. 2026-06-15
   days on market $119,000 Active 68 DOM
5. 2026-06-14
   days on market $119,000 Active 66 DOM
6. 2026-06-13
   days on market $119,000 Active 65 DOM
7. 2026-06-09
   days on market $119,000 Active 62 DOM
8. 2026-06-09
   days on market $119,000 Active 61 DOM
9. 2026-06-07
   days on market $119,000 Active 60 DOM
10. 2026-06-02
    days on market $119,000 Active 55 DOM
11. 2026-06-01
    days on market $119,000 Active 54 DOM
12. 2026-05-31
    days on market $119,000 Active 53 DOM
13. 2026-05-30
    days on market $119,000 Active 52 DOM
14. 2026-04-08
    listed $119,000 Active

ⓘ 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 A · 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 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,610
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$2,098
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$3,462
• Taxable income: $6,662
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $6,472/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This beautifully remodeled manufactured home is move-in ready with fresh paint, new flooring, and appliances. It offers a clean, modern feel and is located in a 55+ park with stunning mountain views.

Value-add opportunities

• Both Paint exterior trim — Fresh paint enhances curb appeal and value
• Both Replace blinds in all windows — New blinds improve aesthetics and energy efficiency
• Both Install new outdoor lighting — Enhances safety and curb appeal
• Both Add a small garden bed near the front door — Improves landscaping and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Fresh paint enhances curb appeal and value ↑
• Both Replace blinds in all windows — New blinds improve aesthetics and energy efficiency ↑
• Both Install new outdoor lighting — Enhances safety and curb appeal ↑
• Both Add a small garden bed near the front door — Improves landscaping and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Erie

• Score: 73/100
• State rank: #46
• US rank: #5110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Weld County · 332,652 people
• City population: 39,048
• Metro: Greeley, CO
• Population (ZIP): 39,048
• Household income: $168,725
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 355.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 3% Romanian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% 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: ▼ -170.34%
• Current HPI: 242.1832
• Rent YoY: ▼ -2.48%
• 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

1 event — show timeline

• 2026-04-08 Listed $119,000 IRES