11412 Far Vw · Firestone, CO 80504

$80,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 41 Days on market

Built 2000 Fair condition Est $156k · 49% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Community pool
• Built 2000

Property features AI

Finance

• HOA & community: No association fees; Association services (trash, snow removal, water, sewer) provided where applicable; Community amenities include clubhouse, pool, playground, fitness center, park, extra storage, and recreation room; Pets allowed (dogs and cats OK; breed restrictions; adequate outdoor access; private yard)

Exterior

• Parking: Off-street parking; 2 garage spaces
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Cable and satellite available; High-speed internet available; Trash service (Western)
• Home design: One-level layout; Manufactured on land (attached); House faces west; Not new — previously owned; Entry on main floor
• Construction: Frame construction; Composition roof; Built as a manufactured house; Above-grade finished area approximately 1,200
• Exterior features: Deck; Sprinkler system; Storage structure; Level lot; Paved driveway; Curbs and gutters; Sidewalks; Street lighting; Fire hydrant within 500 feet; Privately maintained road up to county standards; 500-year floodplain / B or X rating

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all conforming)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floor plan; Walk-in closets; Kitchen island; Skylight(s); Fire alarm
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.9% vs local median 2.9% in Firestone — 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 (#44 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime 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.
• Zoned schools: Mead Elementary School (math 27% / reading 57%, grade F, #321 of 966 statewide, top 35%, 833 students, 19% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL).
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.15% ✓
• Cap rate: 27.91%
• Cash-on-cash: 77.19%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $156,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3340 Longview Blvd #379	0.17mi	2/2.0 (-1)	1,232 (+3%)	3mo	$99,000	$80	80
3340 Longview Blvd	0.17mi	2/2.0 (-1)	1,232 (+3%)	3mo	$99,900	$81	80
11305 Bryce #231	0.17mi	2/2.0 (-1)	1,248 (+4%)	4mo	$162,500	$130	76
3272 N Rim	0.08mi	3/2.0	1,056 (-12%)	3mo	$98,400	$93	74
3272 N Rim #136	0.08mi	3/2.0	1,056 (-12%)	3mo	$98,400	$93	74
11191 Longview Blvd #263	0.22mi	2/2.0 (-1)	1,215 (+1%)	11mo	$200,000	$165	73
11090 Zion #326	0.35mi	2/2.0 (-1)	1,232 (+3%)	4mo	$140,000	$114	71
11090 Zion	0.35mi	2/2.0 (-1)	1,232 (+3%)	4mo	$140,000	$114	71
11465 Far Vw #114	0.05mi	3/2.0	1,056 (-12%)	11mo	$169,900	$161	69
11128 Bluff	0.35mi	2/2.0 (-1)	1,232 (+3%)	7mo	$179,000	$145	69
3355 Longview Blvd #240	0.16mi	3/2.0	1,056 (-12%)	5mo	$139,900	$132	68
11128 Bluff Ldg #1	0.36mi	2/2.0 (-1)	1,232 (+3%)	7mo	$179,000	$145	68

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: 73.8%
• Equity multiple: 4.19×
• Total profit: $71,447
• Equity at exit: $11,928

10-year hold

• IRR: 76.7%
• Equity multiple: 7.78×
• Total profit: $151,953
• 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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,524 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $1,441

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,496	-5% $1,468	+0% $1,441	+5% $1,413	+10% $1,386
Rent	-10% $1,241	-5% $1,341	+0% $1,441	+5% $1,541	+10% $1,640
Rate	-1.0pp $1,481	-0.5pp $1,461	base $1,441	+0.5pp $1,420	+1.0pp $1,399

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Zlaten Dr Longmont, CO	2.0–3.0	2.0	1155	$2,000	$1.73	22d	1	1.17mi
2051 Zlaten Dr Longmont, CO	3.0	1.0–2.0	993	$2,984	$3.01	14d	32	1.36mi
804 Summer Hawk Dr Longmont, CO	2.0–3.0	1.5–2.0	1176	$2,350	$2.00	22d	3	1.41mi
1685 Cowles Ave Longmont, CO	1.0–3.0	1.0–2.0	1098	$2,705	$2.46	14d	29	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 41 DOM
2. 2026-06-17
   days on market $80,000 Active 40 DOM
3. 2026-06-16
   days on market $80,000 Active 39 DOM
4. 2026-06-15
   days on market $80,000 Active 38 DOM
5. 2026-06-14
   days on market $80,000 Active 36 DOM
6. 2026-06-13
   days on market $80,000 Active 35 DOM
7. 2026-06-09
   days on market $80,000 Active 32 DOM
8. 2026-06-09
   days on market $80,000 Active 31 DOM
9. 2026-06-07
   days on market $80,000 Active 30 DOM
10. 2026-06-02
    days on market $80,000 Active 25 DOM
11. 2026-06-01
    days on market $80,000 Active 24 DOM
12. 2026-05-31
    days on market $80,000 Active 23 DOM
13. 2026-05-30
    days on market $80,000 Active 22 DOM
14. 2026-05-08
    listed $80,000 Active
15. 2006-03-07
    historical
16. 2005-11-07
    listed $37,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,284
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$2,327
• Taxable income: $17,030
• Est. tax owed @ 24.0%: −$4,087
• After-tax cash flow: $13,203/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 · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and maintenance to improve its condition and value. Immediate attention to the exterior, roof, and landscaping is recommended.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but age is unknown
• Major flooring — Wear is implied
• Major interior walls/paint — Paint appears faded
• Major windows — Frames appear aged
• Major foundation/structure — Settling is implied
• Major HVAC/mechanicals — Age is unknown
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping improves curb appeal and property value
• Both roof inspection and repair — A new roof is critical for both safety and property value
• Both HVAC inspection and maintenance — A functional HVAC system is essential for comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is unknown	Major	$15,000–50,000
flooring · Wear is implied	Major	$15,000–50,000
interior walls/paint · Paint appears faded	Major	$15,000–50,000
windows · Frames appear aged	Major	$15,000–50,000
foundation/structure · Settling is implied	Major	$15,000–50,000
HVAC/mechanicals · Age is unknown	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and property value ↑
• Both roof inspection and repair — A new roof is critical for both safety and property value ↑
• Both HVAC inspection and maintenance — A functional HVAC system is essential for comfort and energy efficiency ↑

ⓘ 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 — Firestone

• Score: 73/100
• State rank: #44
• US rank: #5060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Weld County · 332,652 people
• City population: 1,684
• Metro: Greeley, CO
• Population (ZIP): 63,451
• Household income: $113,643
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1028.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% 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: ▼ -534.45%
• Current HPI: 245.1351
• Rent YoY: ▼ -2.34%
• 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

+113.3% since first listed

3 events — show timeline

• 2026-05-08 Listed $80,000 IRES
• 2006-03-07 Listing Removed — IRES
• 2005-11-07 Listed $37,500 IRES