420 E 57th St #49 · Loveland, CO 80538

$75,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 5 Days on market

Built 1994 Est $80k · 7% under

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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
• ARV discount +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Lago Vista! This charming and well-maintained 3-bedroom, 2-bathroom mobile home offers comfortable living in a desirable location. The spacious kitchen provides plenty of room for cooking and gathering, while the functional floor plan includes a versatile bonus room perfect for a home office, playroom, hobby space, or additional living area. Situated on a fully fenced corner lot, the property offers added privacy, multiple storage sheds for extra storage, and ample parking for several vehicles. Conveniently located with easy access to Fort Collins and Loveland, this home is close to shopping, dining, and everyday amenities. Don't miss this fantastic opportunity-schedule your priv

Key facts

• Ample parking
• Spacious kitchen
• Versatile bonus room

Tags

• SPACIOUS KITCHEN
• VERSATILE BONUS ROOM
• FULLY FENCED CORNER LOT
• MULTIPLE STORAGE SHEDS
• AMPLE PARKING
• EASY ACCESS TO FORT COLLINS

Property features AI

Finance

• Other: Land lease community
• HOA & community: No association fees

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water (meter installed); Public sewer; Natural gas available; Electricity available
• Home design: Manufactured in-park home; Mobile home; Frame construction; Composition roof
• Construction: Frame construction; Composition roof
• Exterior features: Patio; Land lease; Chain link fencing; Sidewalks; City street frontage; Storage structure

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 bedrooms (all conforming)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Fire alarm; Gas range; Refrigerator

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 $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 24.2% 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.
• Zoned schools: Loveland High School (math 35% / reading 71%, grade C-, #88 of 381 statewide, top 23%, 1,525 students, 28% FRL) — zoned schools at 28% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Thompson School District R-2J average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 436 active listings in the ZIP; 9 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 $519 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 + 3.1% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.64% ✓
• Cap rate: 24.21%
• Cash-on-cash: 64.00%
• DSCR: 3.85
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $80,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 E 57th St #163	0.06mi	4/2.0 (+1)	1,216 (0%)	5mo	$109,000	$90	88
5816 Lake View Ct	0.25mi	3/2.0	1,216 (0%)	6mo	$39,000	$32	83
420 E 57th St #297	0.00mi	3/2.0	1,078 (-11%)	4mo	$110,000	$102	78
420 E 57th Street #223	0.00mi	3/2.0	1,056 (-13%)	3mo	$99,000	$94	76
6023 Golden Willow Ct #69	0.32mi	3/2.0	1,216 (0%)	12mo	$80,000	$66	75
5852 Lake View Ct #102	0.25mi	2/2.0 (-1)	1,152 (-5%)	6mo	$69,500	$60	69
221 W 57th St Unit 90A	0.46mi	3/2.0	1,280 (+5%)	0mo	$42,000	$33	69
6008 Meadow Haven Ct	0.25mi	3/2.0	1,120 (-8%)	8mo	$57,000	$51	69
221 W 57th St	0.69mi	3/2.0	1,280 (+5%)	0mo	$42,000	$33	59
221 W 57th St Unit B78	0.70mi	3/2.0	1,296 (+7%)	1mo	$85,000	$66	56
221 W 57th St Unit B37	0.45mi	3/2.0	1,088 (-10%)	11mo	$85,000	$78	52
221 W 57th St Unit 6B	0.69mi	3/2.0	1,377 (+13%)	5mo	$55,000	$40	42

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 63.2%
• Equity multiple: 3.83×
• Total profit: $59,384
• Equity at exit: $11,183

10-year hold

• IRR: 67.7%
• Equity multiple: 7.88×
• Total profit: $144,398
• 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 80538

• Rents YoY: 3.1%
• Active inventory: 436
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$393
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $1,120

Break-even live

Break-even rent $559

Max offer price $75,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,162	-5% $1,141	+0% $1,120	+5% $1,099	+10% $1,078
Rent	-10% $964	-5% $1,042	+0% $1,120	+5% $1,198	+10% $1,276
Rate	-1.0pp $1,158	-0.5pp $1,139	base $1,120	+0.5pp $1,101	+1.0pp $1,081

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	15d	1	0.55mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	15d	1	0.55mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	15d	1	0.60mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	24d	1	0.64mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	24d	1	0.67mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	24d	1	0.68mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,925	$2.22	24d	1	0.70mi
6444 Eden Garden Dr Loveland, CO	1.0–3.0	1.0–2.0	1033	$2,200	$2.13	24d	1	0.82mi
1375 W 45th St Loveland, CO	3.0	2.0	1221	$2,480	$2.03	24d	1	1.43mi

Listing history 4 events

1. 2026-06-21
   days on market $75,000 Active 5 DOM
2. 2026-06-18
   days on market $75,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $75,000 Active 1 DOM

ⓘ 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: $205 · $17/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$207/yr (+$17/mo · 101.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $23,722
• − Mortgage interest: −$4,201
• − Property taxes: −$205
• − Insurance: −$375
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$2,182
• Taxable income: $12,963
• Est. tax owed @ 24.0%: −$3,111
• After-tax cash flow: $10,329/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

• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 50,110
• Household income: $86,671
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1447.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -515.25%
• Current HPI: 242.9397
• Rent YoY: ▲ 3.11%
• 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

1 event — show timeline

• 2026-06-16 Listed $75,000 IRES

Property tax history

+3.3%/yr

Latest (2025): $205 · +88.1% YoY. Source: county tax records.