3630 E St · Evans, CO 80620

$80,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 246 Days on market

Built 2017 3,132 sqft lot Est $90k · 11% under ↓ 9% since listing

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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 +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 3 bed / 2 bath 2018 manufactured home in a quiet, well-kept Evans community. Bright, open main living area with easy flow to the kitchen; all appliances—including washer & dryer—are included for true move-in convenience. Comfort upgrades you want: gas forced-air heat and central A/C. Low-maintenance homesite and very low reported 2025 taxes make this an excellent first home, downsize, or investment. Convenient to shopping/dining and everyday amenities. Buyer to verify park approval, lot rent/fees, financing options, and all measurements. Quick close possible!

Key facts

• Gas forced-air heat
• Central a/c
• 3,132 sq ft lot

Tags

• OPEN MAIN LIVING AREA
• GAS FORCED-AIR HEAT
• CENTRAL A/C
• LOW-MAINTENANCE HOMESITE
• CONVENIENT TO SHOPPING

Property features AI

Finance

• HOA & community: Land lease in effect (monthly land lease $995; lease expires January 1, 2026)

Exterior

• Parking: Asphalt parking area
• Utilities: Cable available; Internet (wired) available; Phone available; Natural gas available; Electricity available and connected (110V and 220V); Public sewer
• Home design: Manufactured home in a park; Faces west; Single-story (manufactured); Located in Bella Vista park
• Construction: Vinyl siding; Shingle roof; Built as a 72 x 16 manufactured home
• Exterior features: Asphalt parking; Public road frontage

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level), one is a primary suite
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Double-pane windows
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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: Centennial Elementary School (math 15% / reading 22%, grade F, #724 of 966 statewide, top 77%, 457 students, 86% FRL); Brentwood Middle School (math 14% / reading 29%, grade F, #195 of 270 statewide, top 73%, 557 students, 79% FRL); Greeley Central High School (math 14% / reading 36%, grade F, #263 of 381 statewide, top 69%, 1,484 students, 64% FRL) — zoned schools average 77% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.8%/yr); 120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent runs 30% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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. 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: 2.33% ✓
• Cap rate: 21.07%
• Cash-on-cash: 52.76%
• DSCR: 3.35
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $89,856
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3631 E St	0.02mi	3/2.0	1,216 (+6%)	24mo	$95,000	$78	70

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: 47.5%
• Equity multiple: 2.98×
• Total profit: $44,282
• Equity at exit: $11,928

10-year hold

• IRR: 51.9%
• Equity multiple: 5.38×
• Total profit: $98,147
• Equity at exit: $6,917

Cash invested: $22,400 (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 80620

• Home prices YoY: -20.9%
• Rents YoY: -1.8%
• Active inventory: 120
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$420
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $985

Break-even live

Break-even rent $620

Max offer price $80,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,030	-5% $1,008	+0% $985	+5% $962	+10% $940
Rent	-10% $837	-5% $911	+0% $985	+5% $1,059	+10% $1,132
Rate	-1.0pp $1,025	-0.5pp $1,005	base $985	+0.5pp $964	+1.0pp $943

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3530 Pueblo St Unit A Evans, CO	3.0	2.0	1250	$1,600	$1.28	24d	1	0.16mi
3202 11th Ave Evans, CO	2.0–3.0	2.0–3.0	1015	$2,050	$2.02	2d	12	0.74mi
4118 Idaho St Evans, CO	3.0	2.0	1200	$2,350	$1.96	21d	1	0.75mi
3023 Denver St Unit 6 Evans, CO	2.0	1.0	789	$1,095	$1.39	14d	1	0.80mi
1321 Darrell Rd Evans, CO	2.0	2.5	1440	$1,685	$1.17	24d	1	1.05mi
1725 Rowan Ln Evans, CO	3.0	1.5	1190	$2,099	$1.76	14d	1	1.33mi
1751 Rowan Ln Evans, CO	2.0	1.5	841	$1,750	$2.08	14d	1	1.37mi
1722 30th St Greeley, CO	1.0–2.0	1.0	709	$1,355	$1.91	2d	13	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 246 DOM
2. 2026-06-17
   days on market $80,000 Active 245 DOM
3. 2026-06-16
   days on market $80,000 Active 244 DOM
4. 2026-06-15
   days on market $80,000 Active 243 DOM
5. 2026-06-14
   days on market $80,000 Active 241 DOM
6. 2026-06-10
   days on market $80,000 Active 238 DOM
7. 2026-06-09
   days on market $80,000 Active 237 DOM
8. 2026-06-08
   days on market $80,000 Active 236 DOM
9. 2026-06-07
   days on market $80,000 Active 235 DOM
10. 2026-06-03
    days on market $80,000 Active 231 DOM
11. 2026-06-02
    days on market $80,000 Active 230 DOM
12. 2026-06-01
    days on market $80,000 Active 229 DOM
13. 2026-05-31
    days on market $80,000 Active 228 DOM
14. 2026-05-30
    days on market $80,000 Active 227 DOM
15. 2026-02-27
    price $80,000
16. 2025-10-15
    listed $88,000 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: $442 · $37/mo
• Projected year-2 tax: $442 · $37/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 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $22,398
• − Mortgage interest: −$4,481
• − Property taxes: −$442
• − Insurance: −$400
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$2,327
• Taxable income: $11,164
• Est. tax owed @ 24.0%: −$2,679
• After-tax cash flow: $9,139/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

• Census place: Evans, CO
• County: Weld County · 332,652 people
• City population: 20,798
• Metro: Greeley, CO
• Population (ZIP): 20,798
• Household income: $73,590
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 420.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 48% White 45% Two or more races 17% Black 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Serbian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 67% English-only · Spanish 31% 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: ▼ -87.36%
• Current HPI: 330.6379
• Rent YoY: ▼ -1.78%
• 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

-9.1% since first listed

2 events — show timeline

• 2026-02-27 Price Changed $80,000 REColorado as Distributed by MLS Grid
• 2025-10-15 Listed $88,000 REColorado as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2025): $442 · +377.2% YoY. Source: county tax records.