1824 13th Ave · Greeley, CO 80631

$820,000

10 bd · 6.0 ba · 6,022 sqft · MultiFamily public records · 1 Days on market

Built 1927

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 6 units. estimate disagrees with records

Listing remarks MLS

Hasn't been for sale in 20+ years! Amazing UNC rental for sale! 6 units and all fully rented! Shared laundry with coin washer & dryer.

Key facts

• Highly walkable
• On-site storage
• Expansive front deck

Tags

• CORNER LOT
• EXPANSIVE FRONT DECK
• ON-SITE STORAGE
• HIGHLY WALKABLE
• MINUTES FROM GLENMERE PARK

What this means for you Summary

Snapshot

• This is a 6 × 10-bed/6.0-bath units multifamily listed at $820k.

Deal economics

• At list price, monthly cash flow is $5k ($54k/yr) — positive. Per door: $754/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $820k).
• Cap rate 12.9% vs local median 3.3% in Greeley — 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 68/100 on livability (#115 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: cost of living C-, schools D, crime 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.
• Market conditions: Rents soft (-0.7%/yr); 180 active listings in the ZIP; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• At $12,017/mo this rent would consume 264% of the median local household income ($55k/yr) (locally 3061% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k 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 $230k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $560k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $820,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.64%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.52×
• Total profit: $119,742
• Equity at exit: $122,265

10-year hold

• IRR: 20.1%
• Equity multiple: 2.47×
• Total profit: $338,117
• Equity at exit: $70,899

Cash invested: $229,600 (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 80631

• Rents YoY: -0.7%
• Active inventory: 180
• Price-to-rent: 34.1×

Monthly cashflow live

• Estimated rent: $12,017 medium
• Mortgage (P&I): −$4,300
• Tax from tax record: −$328 /mo · $3,942/yr
• Insurance: −$342
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,524
• Net cashflow: $4,523

Break-even live

Break-even rent $6,292

Max offer price $820,000

Occupancy floor 57%

Sensitivity live

Price	-10% $4,987	-5% $4,755	+0% $4,523	+5% $4,291	+10% $4,059
Rent	-10% $3,574	-5% $4,048	+0% $4,523	+5% $4,998	+10% $5,472
Rate	-1.0pp $4,936	-0.5pp $4,732	base $4,523	+0.5pp $4,311	+1.0pp $4,094

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	10	6	$12,018
Total (6 units)			$12,017

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: $205,000
• Closing costs: $24,600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-26
   listed $820,000 Active
2. 2026-02-02
   historical
3. 2025-03-10
   listed $840,000 Active
4. 2018-06-22
   soldstatus $560,000 Sold 138-char remark

   Show marketing remark (138 chars)

   Hasn't been for sale in 20+ years! Amazing UNC rental for sale! 6 units and all fully rented! Shared laundry with coin washer & dryer.

5. 2018-04-27
   historical Active - Backup 138-char remark

   Show marketing remark (138 chars)

   Hasn't been for sale in 20+ years! Amazing UNC rental for sale! 6 units and all fully rented! Shared laundry with coin washer & dryer.

6. 2018-04-18
   listed $599,900 Active 138-char remark

   Show marketing remark (138 chars)

   Hasn't been for sale in 20+ years! Amazing UNC rental for sale! 6 units and all fully rented! Shared laundry with coin washer & dryer.

7. 1995-03-03
   soldstatus $175,000

ⓘ 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: $3,942 · $328/mo
• Projected year-2 tax: $4,510 · $376/mo
• Expected delta: +$568/yr (+$47/mo · 14.4%)

ⓘ 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 ≥94°F today · 16 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: $144,204
• − Mortgage interest: −$45,933
• − Property taxes: −$3,942
• − Insurance: −$4,100
• − Repairs & maintenance: −$11,536
• − Management: −$11,536
• − Depreciation: −$23,855
• Taxable income: $43,303
• Est. tax owed @ 24.0%: −$10,393
• After-tax cash flow: $43,885/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 — Greeley

• Score: 68/100
• State rank: #115
• US rank: #9841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greeley, CO
• County: Weld County · 332,652 people
• City population: 119,344
• Metro: Greeley, CO
• Population (ZIP): 53,722
• Household income: $54,591
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3061.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 15% Black 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 2% Slovak 2% Portuguese 2%
• Foreign-born: 19% · Canada, Philippines
• Languages at home: 65% English-only · Spanish 33%

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: ▼ -329.59%
• Current HPI: 295.4309
• Rent YoY: ▼ -0.65%
• 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

+368.6% since first listed

7 events — show timeline

• 2026-05-26 Listed $820,000 FSBO.com
• 2026-02-02 Listing Removed — IRES
• 2025-03-10 Listed $840,000 IRES
• 2018-06-22 Sold (MLS) $560,000 IRES
• 2018-04-27 Contingent — IRES
• 2018-04-18 Listed $599,900 IRES
• 1995-03-03 Sold (Public Records) $175,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,942 · -2.5% YoY. Source: county tax records.