1166 Madison Ave #91 · Loveland, CO 80537

$49,500

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 316 Days on market

Built 1995 Est $76k · 35% 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
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This neat well maintained home is a must see for retired couple or 55+ individual. It offers safe, quiet, cozy, living in one of Lovelands best senior manufactured home parks at a bargain price.

Key facts

• Covered entryway
• Well lit kitchen
• Gated park

Tags

• GATED PARK
• COVERED ENTRYWAY
• OPEN LAYOUT
• WELL LIT KITCHEN
• NEW LAMINATE FLOORING
• BRAND NEW CARPET

Property features AI

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Cable and satellite available; High-speed internet available; Underground utilities; City trash service (City of Loveland)
• Home design: Manufactured in-park home; Manufactured home; Level lot and drive access; Near bus service
• Construction: Frame construction; Composition roofing
• Exterior features: Patio; Deck; Land lease; Storage structure; Partial chain-link fencing; Evergreen trees; Level lot; House faces north; City limits; Paved surfaces; Gutters; Sidewalks; Street light

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wall/Window AC units
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floor plan; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.5% 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.
• Market conditions: Rents rising (+3.6%/yr); 283 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $342 of loan paydown is wiped out by about $1k 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 + 3.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $50k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $43,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 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. 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: 3.37% ✓
• Cap rate: 30.50%
• Cash-on-cash: 86.45%
• DSCR: 4.85
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $76,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1166 Madison Ave #246	0.00mi	3/2.0	1,080 (-4%)	2mo	$85,000	$79	92
1500 Sylmar Pl #701	0.12mi	3/2.0	1,064 (-5%)	6mo	$34,000	$32	80
1375 Sunset Pl #10	0.09mi	2/2.0 (-1)	1,148 (+2%)	8mo	$87,500	$76	80
1166 Madison Ave #244	0.00mi	3/2.0	1,232 (+10%)	4mo	$55,000	$45	80
1166 Madison Ave #203	0.00mi	2/1.5 (-1)	1,072 (-4%)	7mo	$72,500	$68	80
1516 Sunset Pl #30	0.09mi	3/2.0	1,216 (+9%)	9mo	$12,000	$10	74
1641 Garnet St #49	0.23mi	3/2.0	1,216 (+9%)	6mo	$38,000	$31	70
1166 N Madison Ave #243	0.00mi	2/2.0 (-1)	992 (-11%)	12mo	$60,000	$60	66
1367 Sylmar Pl #11	0.10mi	3/2.0	960 (-14%)	10mo	$92,000	$96	63
1826 Sandstone Ct #86	0.33mi	3/1.0	980 (-12%)	0mo	$115,000	$117	59
1773 Sandstone Dr #131	0.29mi	2/2.0 (-1)	1,024 (-9%)	11mo	$68,000	$66	58
1850 Sandstone Ct #84	0.35mi	2/1.0 (-1)	960 (-14%)	7mo	$70,000	$73	45

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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: 87.6%
• Equity multiple: 5.08×
• Total profit: $56,552
• Equity at exit: $7,381

10-year hold

• IRR: 90.8%
• Equity multiple: 10.75×
• Total profit: $135,183
• Equity at exit: $4,280

Cash invested: $13,860 (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 80537

• Rents YoY: 3.6%
• Active inventory: 283
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$260
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $999

Break-even live

Break-even rent $406

Max offer price $49,500

Occupancy floor 35%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1302 Nickel Dr Unit 1 Loveland, CO	3.0	1.0	950	$1,300	$1.37	23d	1	0.08mi
1710 E 16th St Loveland, CO	2.0	1.5	900	$1,427	$1.59	23d	1	0.38mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	23d	1	0.39mi
734 Madison Ave Loveland, CO	3.0	1.0	1200	$1,800	$1.50	13d	1	0.39mi
1707 E 16th St Unit 1717 Loveland, CO	2.0	1.5	825	$1,295	$1.57	13d	1	0.41mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	13d	1	0.50mi
1707 Cheyenne Ave Unit 8 Loveland, CO	2.0	1.0	820	$1,245	$1.52	23d	1	0.52mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	23d	1	0.54mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,991	$2.36	13d	1	0.56mi
1494 E 5th St Loveland, CO	2.0	1.0	800	$1,525	$1.91	23d	1	0.60mi
1143 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	23d	1	0.61mi
1145 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	23d	1	0.61mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	13d	1	0.71mi
1325 N Jefferson Ave Loveland, CO	2.0	1.0	850	$1,545	$1.82	23d	1	0.80mi
1116 Cleveland Ave Loveland, CO	2.0	1.0	1338	$1,345	$1.01	23d	1	0.91mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	23d	5	0.99mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,335	$1.97	13d	1	1.00mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	23d	3	1.03mi
247 W 10th St Loveland, CO	2.0	2.0	865	$2,500	$2.89	21d	1	1.15mi
246 N Cleveland Ave Loveland, CO	3.0	1.0–2.0	1022	$3,102	$3.03	13d	11	1.18mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,360	$2.52	13d	17	1.22mi
110 E 1st St Loveland, CO	2.0	2.0	1300	$1,695	$1.30	23d	1	1.30mi
130 E 1st St Loveland, CO	2.0	1.0	800	$1,695	$2.12	23d	1	1.31mi
140 E 1st St Loveland, CO	2.0	2.0	875	$1,795	$2.05	13d	1	1.31mi
430 W 10th St Loveland, CO	2.0	1.0	756	$1,400	$1.85	23d	1	1.35mi
434 W 10th St Loveland, CO	2.0	1.0	872	$1,400	$1.61	23d	1	1.35mi
466 W 10th St Loveland, CO	2.0	1.0	840	$1,400	$1.67	23d	1	1.38mi
480 W 10th St Loveland, CO	2.0	2.0	940	$1,700	$1.81	23d	1	1.39mi
1015 Roosevelt Ave Unit B1 Loveland, CO	2.0	1.0	900	$1,500	$1.67	23d	1	1.41mi

Listing history 24 events

1. 2026-06-18
   days on market $49,500 Active 316 DOM
2. 2026-06-17
   days on market $49,500 Active 315 DOM
3. 2026-06-16
   days on market $49,500 Active 314 DOM
4. 2026-06-15
   days on market $49,500 Active 313 DOM
5. 2026-06-14
   days on market $49,500 Active 311 DOM
6. 2026-06-13
   days on market $49,500 Active 310 DOM
7. 2026-06-10
   days on market $49,500 Active 308 DOM
8. 2026-06-09
   days on market $49,500 Active 307 DOM
9. 2026-06-08
   days on market $49,500 Active 306 DOM
10. 2026-06-07
    days on market $49,500 Active 305 DOM
11. 2026-06-03
    days on market $49,500 Active 301 DOM
12. 2026-06-02
    days on market $49,500 Active 300 DOM
13. 2026-06-01
    days on market $49,500 Active 299 DOM
14. 2026-05-31
    days on market $49,500 Active 298 DOM
15. 2026-05-30
    days on market $49,500 Active 297 DOM
16. 2026-04-30
    price $49,500
17. 2026-02-14
    status Active
18. 2026-02-11
    historical Active Under Contract
19. 2026-02-05
    status Active
20. 2026-02-05
    price $52,500
21. 2026-01-14
    historical
22. 2025-07-14
    listed $55,000 Active
23. 2006-07-17
    soldstatus $23,500 196-char remark

    Show marketing remark (196 chars)

    This neat well maintained home is a must see for retired couple or 55+ individual. It offers safe, quiet, cozy, living in one of Lovelands best senior manufactured home parks at a bargain price.

24. 2005-07-25
    listed $28,500 196-char remark

    Show marketing remark (196 chars)

    This neat well maintained home is a must see for retired couple or 55+ individual. It offers safe, quiet, cozy, living in one of Lovelands best senior manufactured home parks at a bargain price.

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $483 · $40/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 3/10 Moderate 7 d/yr ≥92°F today · 19 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: $20,036
• − Mortgage interest: −$2,773
• − Property taxes: −$483
• − Insurance: −$248
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$1,440
• Taxable income: $11,887
• Est. tax owed @ 24.0%: −$2,853
• After-tax cash flow: $9,130/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

• Census place: Loveland, CO
• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 44,425
• Household income: $86,325
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1703.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -606.26%
• Current HPI: 253.4939
• Rent YoY: ▲ 3.57%
• 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

+73.7% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $49,500 IRES
• 2026-02-14 Relisted — IRES
• 2026-02-11 Contingent — IRES
• 2026-02-05 Relisted — IRES
• 2026-02-05 Price Changed $52,500 IRES
• 2026-01-14 Listing Removed — IRES
• 2025-07-14 Listed $55,000 IRES
• 2006-07-17 Sold (MLS) $23,500 IRES
• 2005-07-25 Listed $28,500 IRES

Property tax history

+6.6%/yr

Latest (2025): $483 · +505.4% YoY. Source: county tax records.