420 E 57th St #283 · Loveland, CO 80538

$110,000

2 bd · 1.0 ba · 868 sqft · Manufactured public records · 65 Days on market

Built 1978 2,178 sqft lot ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this affordable, move-in ready manufactured home for sale, ideally located in a desirable mobile home park. This recently renovated single wide offers modern, open-concept living perfect for first-time homebuyers or those seeking to downsize. The spacious 3-bedroom, 2-bathroom floor plan features a large kitchen peninsula, enhancing the flow of the living space. Enjoy year-round comfort with a brand new central air conditioning system. This turnkey mobile home includes convenient amenities such as a storage shed and a designated laundry area for a stackable washer and dryer. The low-maintenance yard comes fully fenced, providing a secure space for pets and outdoor relaxation. Situated on a quiet cul-de-sac at the community entrance, this affordable housing option combines style, comfort, and practicality. Don't miss this opportunity to own a beautifully updated manufactured home in a family-friendly community. Park approval required for all potential buyers. Schedule a viewing today and experience the benefits of manufactured home living! Oportunidad nica! Casa prefabricada renovada en venta en excelente comunidad. Ideal para compradores primerizos o para reducir espacios. Diseno moderno de concepto abierto: 3 rec maras, 2 banos, amplia cocina con pen nsula. Aire acondicionado central nuevo, bodega y rea de lavander a incluidos. Patio cercado de bajo mantenimiento. Ubicada en tranquilo cul-de-sac. Combina estilo, comodidad y practicidad a precio asequible. Amenidades: alberca y casa club comunitarias. Perfecta para familias o profesionales. Se requiere aprobaci n del parque. Agenda tu visita hoy! Experimenta las ventajas de una casa prefabricada moderna. Disfruta de un hogar renovado con excelentes instalaciones comunitarias. El vendedor ofrece concesiones especiales. No pierdas esta oportunidad de ser propietario en una comunidad acogedora. Tu nuevo hogar te espera!

Key facts

• Storage shed
• Kitchen peninsula
• Fully fenced yard

Tags

• OPEN-CONCEPT FLOOR PLAN
• KITCHEN PENINSULA
• GAS RANGE
• FULLY FENCED YARD
• STORAGE SHED
• QUIET CUL-DE-SAC LOCATION

Property features AI

Finance

• Other: Minimal flood risk (C rating)
• HOA & community: No association fees

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Cable available; Satellite available; High-speed internet available; Trash billed by park office
• Home design: Manufactured in park (Mobile Home); Level lot; Level driveway; Located on a cul-de-sac; Paved roads with sidewalks; Private road up to county standards
• Construction: Composition construction materials; Tar/gravel roof
• Exterior features: Deck; Land lease; Storage structure; Chain link fence; Fenced yard

Interior

• Kitchen: Gas Range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open floorplan; Pantry
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• Zoned schools: Coyote Ridge Elementary School (math 24% / reading 62%, grade F, #300 of 966 statewide, top 32%, 264 students, 20% FRL); Loveland High School (math 35% / reading 71%, grade C-, #88 of 381 statewide, top 23%, 1,525 students, 28% FRL).
• Market conditions: Rents rising (+3.1%/yr); 436 active listings in the ZIP; 9 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 $761 of loan paydown is wiped out by about $3k 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 + 3.1% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.74%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $59,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 E 57th St #283	0.00mi	3/2.0 (+1)	924 (+6%)	1mo	$70,000	$76	80
420 E 57th St #203	0.00mi	3/1.0 (+1)	938 (+8%)	5mo	$32,000	$34	77
308 Caragana Cv #9	0.14mi	2/2.0	840 (-3%)	18mo	$89,900	$107	69
221 W 57th St Unit 20B	0.69mi	2/1.0	868 (0%)	3mo	$35,000	$40	66
5774 Sunnybrook Ct #23	0.25mi	2/2.0	924 (+6%)	14mo	$73,900	$80	62
5774 Sunnybrook Ct	0.25mi	2/2.0	924 (+6%)	14mo	$73,900	$80	62
221 W 57th St Unit A3	0.45mi	3/1.5 (+1)	938 (+8%)	2mo	$34,900	$37	57
221 W 57th St Unit 24A	0.69mi	3/2.0 (+1)	910 (+5%)	2mo	$54,000	$59	50
221 W 57th St Unit B61	0.70mi	2/1.0	854 (-2%)	18mo	$64,000	$75	50
221 W 57th St Unit B31	0.70mi	2/2.0	938 (+8%)	14mo	$50,000	$53	38
221 W 57th St Unit 46B	0.69mi	3/2.0 (+1)	924 (+6%)	15mo	$33,000	$36	36
221 W 57th St Unit 34B	0.69mi	3/2.0 (+1)	924 (+6%)	16mo	$62,500	$68	34

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.69×
• Total profit: $21,203
• Equity at exit: $16,401

10-year hold

• IRR: 25.6%
• Equity multiple: 3.25×
• Total profit: $69,333
• Equity at exit: $9,511

Cash invested: $30,800 (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 80538

• Rents YoY: 3.1%
• Active inventory: 436
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $609

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 60%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	13d	1	0.55mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	13d	1	0.55mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	13d	1	0.60mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	23d	1	0.64mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	23d	1	0.67mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	23d	1	0.68mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,662	$1.92	23d	1	0.70mi
6444 Eden Garden Dr Loveland, CO	1.0–3.0	1.0–2.0	1033	$1,850	$1.79	23d	1	0.82mi
171 E 42nd St Loveland, CO	1.0	1.5	889	$1,900	$2.14	23d	1	1.03mi

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-03-10
   listed $110,000 Active
3. 2025-01-28
   soldstatus $115,000 Sold 1913-char remark

   Show marketing remark (1913 chars)

   Discover this affordable, move-in ready manufactured home for sale, ideally located in a desirable mobile home park. This recently renovated single wide offers modern, open-concept living perfect for first-time homebuyers or those seeking to downsize. The spacious 3-bedroom, 2-bathroom floor plan features a large kitchen peninsula, enhancing the flow of the living space. Enjoy year-round comfort with a brand new central air conditioning system. This turnkey mobile home includes convenient amenities such as a storage shed and a designated laundry area for a stackable washer and dryer. The low-maintenance yard comes fully fenced, providing a secure space for pets and outdoor relaxation. Situated on a quiet cul-de-sac at the community entrance, this affordable housing option combines style, comfort, and practicality. Don't miss this opportunity to own a beautifully updated manufactured home in a family-friendly community. Park approval required for all potential buyers. Schedule a viewing today and experience the benefits of manufactured home living! Oportunidad nica! Casa prefabricada renovada en venta en excelente comunidad. Ideal para compradores primerizos o para reducir espacios. Diseno moderno de concepto abierto: 3 rec maras, 2 banos, amplia cocina con pen nsula. Aire acondicionado central nuevo, bodega y rea de lavander a incluidos. Patio cercado de bajo mantenimiento. Ubicada en tranquilo cul-de-sac. Combina estilo, comodidad y practicidad a precio asequible. Amenidades: alberca y casa club comunitarias. Perfecta para familias o profesionales. Se requiere aprobaci n del parque. Agenda tu visita hoy! Experimenta las ventajas de una casa prefabricada moderna. Disfruta de un hogar renovado con excelentes instalaciones comunitarias. El vendedor ofrece concesiones especiales. No pierdas esta oportunidad de ser propietario en una comunidad acogedora. Tu nuevo hogar te espera!

4. 2025-01-03
   status Pending 1913-char remark

   Show marketing remark (1913 chars)

   Discover this affordable, move-in ready manufactured home for sale, ideally located in a desirable mobile home park. This recently renovated single wide offers modern, open-concept living perfect for first-time homebuyers or those seeking to downsize. The spacious 3-bedroom, 2-bathroom floor plan features a large kitchen peninsula, enhancing the flow of the living space. Enjoy year-round comfort with a brand new central air conditioning system. This turnkey mobile home includes convenient amenities such as a storage shed and a designated laundry area for a stackable washer and dryer. The low-maintenance yard comes fully fenced, providing a secure space for pets and outdoor relaxation. Situated on a quiet cul-de-sac at the community entrance, this affordable housing option combines style, comfort, and practicality. Don't miss this opportunity to own a beautifully updated manufactured home in a family-friendly community. Park approval required for all potential buyers. Schedule a viewing today and experience the benefits of manufactured home living! Oportunidad nica! Casa prefabricada renovada en venta en excelente comunidad. Ideal para compradores primerizos o para reducir espacios. Diseno moderno de concepto abierto: 3 rec maras, 2 banos, amplia cocina con pen nsula. Aire acondicionado central nuevo, bodega y rea de lavander a incluidos. Patio cercado de bajo mantenimiento. Ubicada en tranquilo cul-de-sac. Combina estilo, comodidad y practicidad a precio asequible. Amenidades: alberca y casa club comunitarias. Perfecta para familias o profesionales. Se requiere aprobaci n del parque. Agenda tu visita hoy! Experimenta las ventajas de una casa prefabricada moderna. Disfruta de un hogar renovado con excelentes instalaciones comunitarias. El vendedor ofrece concesiones especiales. No pierdas esta oportunidad de ser propietario en una comunidad acogedora. Tu nuevo hogar te espera!

5. 2024-09-05
   listed $115,000 Active 1913-char remark

   Show marketing remark (1913 chars)

   Discover this affordable, move-in ready manufactured home for sale, ideally located in a desirable mobile home park. This recently renovated single wide offers modern, open-concept living perfect for first-time homebuyers or those seeking to downsize. The spacious 3-bedroom, 2-bathroom floor plan features a large kitchen peninsula, enhancing the flow of the living space. Enjoy year-round comfort with a brand new central air conditioning system. This turnkey mobile home includes convenient amenities such as a storage shed and a designated laundry area for a stackable washer and dryer. The low-maintenance yard comes fully fenced, providing a secure space for pets and outdoor relaxation. Situated on a quiet cul-de-sac at the community entrance, this affordable housing option combines style, comfort, and practicality. Don't miss this opportunity to own a beautifully updated manufactured home in a family-friendly community. Park approval required for all potential buyers. Schedule a viewing today and experience the benefits of manufactured home living! Oportunidad nica! Casa prefabricada renovada en venta en excelente comunidad. Ideal para compradores primerizos o para reducir espacios. Diseno moderno de concepto abierto: 3 rec maras, 2 banos, amplia cocina con pen nsula. Aire acondicionado central nuevo, bodega y rea de lavander a incluidos. Patio cercado de bajo mantenimiento. Ubicada en tranquilo cul-de-sac. Combina estilo, comodidad y practicidad a precio asequible. Amenidades: alberca y casa club comunitarias. Perfecta para familias o profesionales. Se requiere aprobaci n del parque. Agenda tu visita hoy! Experimenta las ventajas de una casa prefabricada moderna. Disfruta de un hogar renovado con excelentes instalaciones comunitarias. El vendedor ofrece concesiones especiales. No pierdas esta oportunidad de ser propietario en una comunidad acogedora. Tu nuevo hogar te espera!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $20,803
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$3,200
• Taxable income: $5,913
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $5,893/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

• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 50,110
• Household income: $86,671
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1447.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -515.25%
• Current HPI: 242.9397
• Rent YoY: ▲ 3.11%
• 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

-4.3% since first listed

5 events — show timeline

• 2026-05-15 Pending — IRES
• 2026-03-10 Listed $110,000 IRES
• 2025-01-28 Sold (MLS) $115,000 IRES
• 2025-01-03 Pending — IRES
• 2024-09-05 Listed $115,000 IRES

Property tax history

-3.6%/yr

Latest (2024): $10 · -58.6% YoY. Source: county tax records.