220 Emery St · Longmont, CO 80501

$365,000

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 20 Days on market

Built 1946 9,583 sqft lot Est $438k · 17% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +4.7/30.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE 3 BDRM BUNGALOW ON HUGE LOT AT AN AFFORDABLE PRICE. LOTS OF POTENTIAL FOR THE HANDYMAN BUYER. A LITTLE PAINT & CARPET GO ALONG WAY WITH THIS HOME. NEAR HWY 119 FOR THAT EARLY MORNING COMMUTE. YOU WILL LOVE THE LOCATION NEAR ALL SHOPPING, DOWNTOWN, LIBRARY & HWY 287 TOO. BETTER HURRY.... THIS ONE WON'T LAST LONG. SOLD IN AS IS CONDITION. ALL OFFERS MUST BE ACCOMPANIED BY A WELLS FARGO PRE-QUAL. IF PROPERTY IS BEING FINANCED. NO FHA LOANS PLEASE.. ALL ADDENDA CAN BE FOUND IN THE EXTRAS TAB.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1946

Property features AI

Exterior

• Parking: Off-street parking; 2-car garage
• Utilities: City water (meter installed); Natural gas available; City trash service (City of Longmont); No water rights
• Home design: One-level residence; Residential, mixed-use property; Zoned MU-D; Not new construction
• Construction: Frame construction; Composition roof
• Exterior features: Fenced yard; Water rights excluded

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Gas range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-907 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (43.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (50.9% below list).
• Recommended offer: $179k (50.9% below list) — sets the bar for 1% rule.
• Cap rate 3.3% vs local median 2.6% in Longmont — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#24 in CO, #2,736 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: crime 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: Columbine Elementary School (math 5% / reading 17%, grade F, #879 of 966 statewide, top 94%, 239 students, 83% FRL); Skyline High School (math 25% / reading 46%, grade F, #207 of 381 statewide, top 54%, 1,354 students, 62% FRL) — zoned schools average 72% FRL vs 27% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 42% district-wide (-18 pts) — the specific schools serving this property underperform the St. Vrain Valley School District No. Re1J average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 174 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $73k; list at $365k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,033 (50.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.49% ✗
• Cap rate: 3.31%
• Cash-on-cash: -10.65%
• DSCR: 0.53
• GRM: 17.0

CMA / ARV

• ARV (on-the-fly): $438,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
536 Atwood St	0.44mi	2/1.0	864 (-1%)	1mo	$466,000	$539	76
619 Pratt St	0.62mi	2/1.0	869 (-1%)	2mo	$512,000	$589	68
235 Bowen St	0.68mi	2/1.0	884 (+1%)	2mo	$702,500	$795	65
7 6th Ave	0.52mi	2/1.0	936 (+7%)	1mo	$445,000	$475	63
531 Atwood St	0.42mi	2/1.0	800 (-9%)	3mo	$400,000	$500	63
140 E 5th Ave	0.64mi	2/1.0	840 (-4%)	2mo	$269,600	$321	61
106 Lincoln St	0.69mi	3/1.0 (+1)	912 (+4%)	3mo	$390,000	$428	54
428 Baker St	0.38mi	2/1.0	752 (-14%)	7mo	$380,000	$505	53
29 Marshall Pl	0.54mi	2/1.0	760 (-13%)	3mo	$355,000	$467	51
16 E 5th Ave	0.49mi	2/1.0	768 (-12%)	8mo	$429,600	$559	50
136 E 5th Ave	0.63mi	2/1.0	780 (-11%)	3mo	$385,000	$494	50
2 Lincoln Pl	0.72mi	3/1.0 (+1)	960 (+10%)	12mo	$410,000	$427	36

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 · 0.64% rent growth · sell at horizon

5-year hold

• IRR: -37.9%
• Equity multiple: -0.19×
• Total profit: $-121,189
• Equity at exit: $54,423

10-year hold

• IRR: -72.0%
• Equity multiple: -0.92×
• Total profit: $-196,595
• Equity at exit: $31,559

Cash invested: $102,200 (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 80501

• Rents YoY: 0.6%
• Active inventory: 174
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-907

Break-even live

Break-even rent $2,939

Max offer price $204,702

Occupancy floor —

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 2nd Ave Longmont, CO	2.0	1.0–2.0	858	$2,420	$2.82	21d	45	0.12mi
513 Terry St Apt 1 Longmont, CO	1.0	1.0	650	$1,555	$2.39	21d	1	0.45mi
100 E 2nd Ave Longmont, CO	3.0	1.0–2.0	965	$2,805	$2.91	13d	93	0.48mi
815 6th Ave Unit 1 Longmont, CO	2.0	2.0	1000	$1,675	$1.68	21d	1	0.51mi
702 Emery St Unit 14 Longmont, CO	1.0	1.0	600	$1,295	$2.16	13d	1	0.55mi
706 Darby Ct Unit 3 Longmont, CO	1.0	1.0	600	$1,195	$1.99	21d	1	0.56mi
221 Gay St Unit C Longmont, CO	2.0	2.0	700	$1,495	$2.14	21d	1	0.57mi
713 Collyer St Unit B Longmont, CO	1.0	1.0	800	$1,515	$1.89	21d	1	0.57mi
720 Fairlane Ave Longmont, CO	2.0	1.0	828	$1,775	$2.14	21d	3	0.58mi
732 Delaware Ave Unit A Longmont, CO	2.0	1.0	875	$1,600	$1.83	21d	1	0.61mi
808 Delaware Ave Unit D Longmont, CO	2.0	1.0	700	$1,300	$1.86	21d	1	0.63mi
630 Lashley St Longmont, CO	2.0	1.0–2.0	907	$1,797	$1.98	13d	5	0.81mi
228 E Longs Peak Ave Longmont, CO	2.0	1.0	768	$1,345	$1.75	13d	1	0.89mi
136 E 8th Ave Longmont, CO	2.0	1.0	860	$1,145	$1.33	21d	1	0.90mi
225 E 8th Ave Longmont, CO	1.0–2.0	1.0	722	$1,399	$1.94	13d	2	0.91mi
946 Pratt St Unit B Longmont, CO	2.0	1.0	791	$1,800	$2.28	21d	1	0.95mi
104 Judson St Longmont, CO	2.0	1.0	810	$1,650	$2.04	21d	1	0.96mi
1530 9th Ave Longmont, CO	1.0–2.0	1.0	870	$1,600	$1.84	13d	4	1.27mi
1328 S Coffman St Unit 1 Longmont, CO	3.0	1.0	966	$1,745	$1.81	21d	1	1.42mi
1328 S Coffman St Longmont, CO	3.0	1.0	966	$1,795	$1.86	13d	2	1.42mi
321 14th Pl Longmont, CO	1.0–2.0	1.0	715	$1,495	$2.09	13d	7	1.42mi
1344 S Coffman St Longmont, CO	2.0	1.0	750	$1,295	$1.73	13d	1	1.43mi
1419 Coffman St Unit 7 Longmont, CO	2.0	1.0	800	$1,447	$1.81	21d	1	1.44mi
1353 S Coffman St Longmont, CO	2.0	1.0	804	$1,925	$2.39	13d	1	1.46mi
1213 Francis St Unit 6 Longmont, CO	1.0	1.0	650	$1,395	$2.15	21d	1	1.47mi
325 15th Ave Unit 2 Longmont, CO	2.0	1.0	650	$1,350	$2.08	13d	1	1.50mi
325 15th Ave Unit 3 Longmont, CO	1.0	1.0	550	$1,350	$2.45	13d	1	1.50mi

Listing history 20 events

1. 2026-05-08
   listed $365,000 Active
2. 2026-05-06
   historical $365,000
3. 2022-12-19
   status Pending
4. 2022-11-12
   historical
5. 2022-11-12
   historical
6. 2022-10-13
   status Active
7. 2022-10-13
   price $395,000
8. 2022-10-07
   historical Active - Backup
9. 2022-09-07
   price $405,000
10. 2022-08-12
    price $450,000
11. 2022-06-21
    listed $475,000 Active
12. 2009-09-10
    soldstatus $73,000 507-char remark

    Show marketing remark (507 chars)

    CUTE 3 BDRM BUNGALOW ON HUGE LOT AT AN AFFORDABLE PRICE. LOTS OF POTENTIAL FOR THE HANDYMAN BUYER. A LITTLE PAINT & CARPET GO ALONG WAY WITH THIS HOME. NEAR HWY 119 FOR THAT EARLY MORNING COMMUTE. YOU WILL LOVE THE LOCATION NEAR ALL SHOPPING, DOWNTOWN, LIBRARY & HWY 287 TOO. BETTER HURRY.... THIS ONE WON'T LAST LONG. SOLD IN AS IS CONDITION. ALL OFFERS MUST BE ACCOMPANIED BY A WELLS FARGO PRE-QUAL. IF PROPERTY IS BEING FINANCED. NO FHA LOANS PLEASE.. ALL ADDENDA CAN BE FOUND IN THE EXTRAS TAB.

13. 2009-08-17
    listed $59,000 507-char remark

    Show marketing remark (507 chars)

    CUTE 3 BDRM BUNGALOW ON HUGE LOT AT AN AFFORDABLE PRICE. LOTS OF POTENTIAL FOR THE HANDYMAN BUYER. A LITTLE PAINT & CARPET GO ALONG WAY WITH THIS HOME. NEAR HWY 119 FOR THAT EARLY MORNING COMMUTE. YOU WILL LOVE THE LOCATION NEAR ALL SHOPPING, DOWNTOWN, LIBRARY & HWY 287 TOO. BETTER HURRY.... THIS ONE WON'T LAST LONG. SOLD IN AS IS CONDITION. ALL OFFERS MUST BE ACCOMPANIED BY A WELLS FARGO PRE-QUAL. IF PROPERTY IS BEING FINANCED. NO FHA LOANS PLEASE.. ALL ADDENDA CAN BE FOUND IN THE EXTRAS TAB.

14. 2009-01-06
    historical
15. 2008-08-26
    listed $59,900
16. 2005-03-23
    soldstatus $141,000
17. 1998-08-13
    soldstatus $95,000
18. 1998-08-10
    soldstatus $95,000
19. 1998-06-12
    listed $95,000
20. 1993-10-21
    soldstatus $54,000

ⓘ 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: $3,067 · $256/mo
• Projected year-2 tax: $3,067 · $256/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,484
• − Mortgage interest: −$20,446
• − Property taxes: −$3,067
• − Insurance: −$1,825
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$10,618
• Taxable loss: −$17,909
• Est. tax savings @ 24.0%: +$4,298
• After-tax cash flow: $-6,591/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 — Longmont

• Score: 77/100
• State rank: #24
• US rank: #2736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longmont, CO
• County: Boulder County · 271,666 people
• City population: 143,444
• Metro: Boulder, CO
• Population (ZIP): 44,147
• Household income: $80,911
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1958.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 31% Two or more races 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -567.24%
• Current HPI: 268.454
• Rent YoY: ▲ 0.64%
• Metro: Boulder, 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

+575.9% since first listed

20 events — show timeline

• 2026-05-08 Listed $365,000 IRES
• 2026-05-06 Coming Soon $365,000 IRES
• 2022-12-19 Pending — IRES
• 2022-11-12 Listing Removed — IRES
• 2022-11-12 Listing Removed — IRES
• 2022-10-13 Relisted — IRES
• 2022-10-13 Price Changed $395,000 IRES
• 2022-10-07 Contingent — IRES
• 2022-09-07 Price Changed $405,000 IRES
• 2022-08-12 Price Changed $450,000 IRES
• 2022-06-21 Listed $475,000 IRES
• 2009-09-10 Sold (MLS) $73,000 IRES
• 2009-08-17 Listed $59,000 IRES
• 2009-01-06 Listing Removed — IRES
• 2008-08-26 Listed $59,900 IRES
• 2005-03-23 Sold (Public Records) $141,000 Public Records
• 1998-08-13 Sold (MLS) $95,000 IRES
• 1998-08-10 Sold (Public Records) $95,000 Public Records
• 1998-06-12 Listed $95,000 IRES
• 1993-10-21 Sold (Public Records) $54,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,067 · +30.8% YoY. Source: county tax records.