720 Flamingo Dr · Lafayette, CO 80026

$75,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 111 Days on market

Built 1993 1,306 sqft lot Est $84k · 11% under ↓ 24% 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 +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lot Rent is $1264/mo. Rare find! This spacious home offers generously sized rooms throughout, giving everyone plenty of space to relax and enjoy. The eat-in kitchen provides a welcoming spot for everyday meals and gatherings. Bedrooms are thoughtfully positioned at the front and rear of the home for added privacy. The primary suite features a luxurious five-piece bathroom complete with a double-sink vanity and a walk-in shower. Enjoy the convenience of off-street parking and a great location.

Key facts

• Double-sink vanity
• Great location
• Five-piece bathroom

Tags

• EAT-IN KITCHEN
• FIVE-PIECE BATHROOM
• DOUBLE-SINK VANITY
• WALK-IN SHOWER
• OFF-STREET PARKING
• GREAT LOCATION

Property features AI

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available
• Home design: Manufactured in park (mobile home); Model: Friendship
• Construction: Composition exterior; Fiberglass roof
• Exterior features: Patio; Land lease; Storage structure; House faces north; Paved street with street lights; Fire hydrant within 500 feet; Private road up to county standards

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; Window coverings; Stall shower
• Laundry & utility: Washer; Dryer

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 ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 28.1% vs local median 2.6% in Lafayette — 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 85/100 on livability (#1 in CO, #566 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 200 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 3.17% ✓
• Cap rate: 28.07%
• Cash-on-cash: 77.78%
• DSCR: 4.46
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $83,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Merlin Dr #719	0.14mi	2/2.0 (-1)	1,216 (0%)	6mo	$50,000	$41	84
702 Dove Dr	0.09mi	3/2.0	1,248 (+3%)	13mo	$114,000	$91	80
708 Dove Dr	0.07mi	3/2.0	1,152 (-5%)	13mo	$72,000	$63	77
713 Flamingo Dr	0.04mi	2/1.0 (-1)	1,152 (-5%)	5mo	$60,000	$52	76
11700 E South Boulder Rd	0.57mi	3/2.0	1,216 (0%)	1mo	$83,800	$69	72
11700 E South Boulder Rd #332	0.57mi	3/2.0	1,216 (0%)	1mo	$83,800	$69	72
710 E Cleveland St	0.38mi	3/2.0	1,280 (+5%)	6mo	$192,000	$150	69
724 Quail Dr	0.12mi	2/2.0 (-1)	1,120 (-8%)	13mo	$75,322	$67	66
715 Bunting Dr	0.15mi	3/2.0	1,056 (-13%)	7mo	$55,000	$52	65
726 E Cleveland St	0.41mi	3/2.0	1,088 (-10%)	1mo	$182,000	$167	63
803 Oriole Cv	0.10mi	2/1.0 (-1)	1,056 (-13%)	14mo	$75,000	$71	53
11990 E South Boulder Lot 221 Rd	0.47mi	3/2.0	1,036 (-15%)	15mo	$75,000	$72	41

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 · 1.56% rent growth · sell at horizon

5-year hold

• IRR: 76.2%
• Equity multiple: 4.39×
• Total profit: $71,174
• Equity at exit: $11,183

10-year hold

• IRR: 79.5%
• Equity multiple: 8.63×
• Total profit: $160,203
• 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 80026

• Rents YoY: 1.6%
• Active inventory: 200
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,379 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,361

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 38%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Dove Dr Lafayette, CO	2.0	2.0	975	$2,204	$2.26	21d	1	0.05mi
404 S Foote Ave Unit A Lafayette, CO	2.0	1.0	950	$1,325	$1.39	21d	1	0.23mi
204 E Emma St Lafayette, CO	3.0	2.0	1400	$2,625	$1.88	13d	1	0.27mi
440 Strathmore Ln Lafayette, CO	1.0–2.0	1.0–2.0	906	$2,405	$2.65	13d	15	0.28mi
601 Merlin Dr Lafayette, CO	2.0–3.0	1.0–2.0	973	$2,355	$2.42	13d	9	0.31mi
235 S Boulder Rd Lafayette, CO	3.0	1.0–3.5	1320	$3,428	$2.60	13d	1	0.41mi
772 W Cleveland Cir Lafayette, CO	2.0	2.0	1290	$2,100	$1.63	21d	1	0.89mi
695 S Lafayette Dr Lafayette, CO	1.0–2.0	1.0–2.0	900	$2,473	$2.75	13d	27	1.24mi
1425 Bacchus Dr Unit C13 Lafayette, CO	2.0	1.0	900	$1,750	$1.94	13d	1	1.25mi
2500 S Public Rd Lafayette, CO	2.0	1.0	775	$1,939	$2.50	13d	3	1.30mi
1110 # E Unit Centaur Cir unit Lafayette, CO	3.0	2.0	1375	$2,400	$1.75	21d	1	1.34mi
1221 Warrior Way Unit 1 Lafayette, CO	3.0	2.5	1260	$2,795	$2.22	21d	1	1.39mi

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 111 DOM
2. 2026-06-17
   days on market $75,000 Active 110 DOM
3. 2026-06-16
   days on market $75,000 Active 109 DOM
4. 2026-06-15
   days on market $75,000 Active 108 DOM
5. 2026-06-14
   days on market $75,000 Active 106 DOM
6. 2026-06-13
   days on market $75,000 Active 105 DOM
7. 2026-06-10
   days on market $75,000 Active 103 DOM
8. 2026-06-09
   days on market $75,000 Active 102 DOM
9. 2026-06-09
   days on market $75,000 Active 101 DOM
10. 2026-06-07
    days on market $75,000 Active 100 DOM
11. 2026-06-05
    days on market $75,000 Active 97 DOM
12. 2026-06-03
    days on market $75,000 Active 96 DOM
13. 2026-06-02
    days on market $75,000 Active 95 DOM
14. 2026-06-01
    days on market $75,000 Active 94 DOM
15. 2026-05-31
    days on market $75,000 Active 93 DOM
16. 2026-05-30
    days on market $75,000 Active 92 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% 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 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,548
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$2,182
• Taxable income: $16,097
• Est. tax owed @ 24.0%: −$3,863
• After-tax cash flow: $12,470/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Lafayette

• Score: 85/100
• State rank: #1
• US rank: #566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, CO
• County: Boulder County · 271,666 people
• City population: 32,701
• Metro: Boulder, CO
• Population (ZIP): 32,701
• Household income: $120,187
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1019.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -489.04%
• Current HPI: 280.2819
• Rent YoY: ▲ 1.56%
• 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

-24.2% since first listed

10 events — show timeline

• 2026-05-28 Relisted — IRES
• 2026-05-28 Price Changed $75,000 IRES
• 2026-05-17 Listing Removed — IRES
• 2026-05-12 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-04-22 Price Changed $80,000 REColorado as Distributed by MLS Grid
• 2026-04-09 Price Changed $80,000 IRES
• 2026-03-23 Price Changed $93,000 REColorado as Distributed by MLS Grid
• 2026-03-13 Price Changed $93,000 IRES
• 2026-02-17 Listed $99,000 REColorado as Distributed by MLS Grid
• 2026-02-17 Listed $99,000 IRES

Property tax history

-0.4%/yr

Latest (2025): $107 · +142.0% YoY. Source: county tax records.