200 N 35th Ave #33 · Greeley, CO 80634

$120,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 72 Days on market

Built 2009 3,049 sqft lot Est $98k · 23% over

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Why this score? — see what drove the C 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 +8.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This great 3 bed 2 bath is waiting for you! Open floor plan throughout, spacious kitchen with plenty of cabinet space with a walk in pantry. Built in office, full primary bath, and separate laundry room. Home is located in Cul De Sac, Oversized Driveway plenty of parking and the rear of home is open space! Private wrap around deck and Two sheds for ample storage. Pond in Front Yard Included! Buyer to verify all info. Home sale contingent on Park approval.

Key facts

• Open floor plan
• Full primary bath
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• WALK IN PANTRY
• BUILT IN OFFICE
• FULL PRIMARY BATH
• SEPARATE LAUNDRY ROOM

Property features AI

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water (meter installed); Electricity available; Natural gas service by Xcel Energy; Trash service by Friendly Village
• Home design: Manufactured in park; Mobile home; Located on a cul-de-sac; Minimal flood risk (C rating)
• Construction: Vinyl siding; Composition roof; Post and pier foundation; Built as a manufactured/mobile home
• Exterior features: Deck; Fenced; Land lease; Storage structure

Interior

• Kitchen: Gas Range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate dining room; Open floor plan; Workshop; Pantry; Walk-in closet(s); Kitchen island

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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-, crime F, amenities 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.
• Zoned schools: Maplewood Elementary School (math 8% / reading 17%, grade F, #869 of 966 statewide, top 91%, 559 students, 91% FRL); Northridge High School (math 13% / reading 36%, grade F, #266 of 381 statewide, top 79%, 1,253 students, 64% FRL) — zoned schools average 77% FRL vs 54% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 414 active listings in the ZIP; 15 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; 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $83k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.27%
• DSCR: 1.95
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $97,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N 35th Ave #103	0.05mi	3/2.0	1,456 (0%)	7mo	$120,000	$82	92
435 N 35th Ave #316	0.28mi	3/2.0	1,456 (0%)	4mo	$66,000	$45	83
200 N 35th Ave Lot 57	0.11mi	4/2.0 (+1)	1,440 (-1%)	8mo	$120,000	$83	81
200 N 35th Ave #178	0.18mi	3/2.0	1,344 (-8%)	4mo	$115,000	$86	75
435 N 35th Ave #421	0.28mi	4/2.0 (+1)	1,456 (0%)	12mo	$95,000	$65	72
435 N 35th Ave #327	0.28mi	3/2.0	1,566 (+8%)	7mo	$134,000	$86	69
435 N 35th Ave #360	0.28mi	3/2.0	1,280 (-12%)	4mo	$75,000	$59	64
435 N 35th Ave #309	0.28mi	3/2.0	1,280 (-12%)	6mo	$73,000	$57	62
435 N 35th Ave #132	0.28mi	4/2.0 (+1)	1,568 (+8%)	13mo	$105,000	$67	58
435 N 35th Ave #190	0.28mi	4/3.0 (+1)	1,568 (+8%)	9mo	$127,500	$81	58
2626 W 1st St #210	0.61mi	3/2.0	1,568 (+8%)	2mo	$85,000	$54	58
435 N 35th Ave #124	0.28mi	3/2.0	1,280 (-12%)	12mo	$75,000	$59	57

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: 10.6%
• Equity multiple: 1.40×
• Total profit: $13,603
• Equity at exit: $17,892

10-year hold

• IRR: 17.3%
• Equity multiple: 2.24×
• Total profit: $41,816
• Equity at exit: $10,375

Cash invested: $33,600 (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 80634

• Rents YoY: -2.3%
• Active inventory: 414
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$629
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $596

Break-even live

Break-even rent $894

Max offer price $120,000

Occupancy floor 59%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 N 30th Ave Unit Basement 2br Greeley, CO	2.0	1.0	1100	$800	$0.73	23d	1	0.30mi
3208 W 7th St Greeley, CO	2.0–3.0	1.0–2.0	957	$1,672	$1.75	13d	5	0.71mi
709 37th Ave Unit 3 Greeley, CO	2.0	1.5	1000	$1,195	$1.20	23d	1	0.77mi
821 35th Avenue Ct Greeley, CO	2.0	1.0	950	$1,530	$1.61	13d	1	0.84mi
808 37th Ave Unit A Greeley, CO	2.0	1.5	900	$1,250	$1.39	23d	1	0.84mi
804 37th Avenue Ct Unit 4 Greeley, CO	2.0	1.5	975	$995	$1.02	23d	1	0.85mi
724 27th Ave Greeley, CO	3.0	2.0	1248	$1,700	$1.36	13d	1	0.88mi
2306 W 7th St Greeley, CO	3.0	1.0	897	$1,850	$2.06	21d	1	1.12mi
1126 26th Ave Greeley, CO	2.0	1.0	909	$1,335	$1.47	23d	1	1.22mi
3950 W 12th St #3 Greeley, CO	2.0	2.0	1194	$2,100	$1.76	23d	1	1.24mi
1213 26th Ave Greeley, CO	1.0–3.0	1.0–2.0	745	$1,596	$2.14	13d	10	1.25mi
4323 9th St Rd Greeley, CO	3.0	3.0	1436	$1,800	$1.25	23d	1	1.25mi
3322 W 13th St Greeley, CO	2.0–3.0	1.0–2.0	950	$1,600	$1.68	13d	2	1.27mi
2004 8th St Unit 1B Greeley, CO	3.0	1.0	1200	$1,875	$1.56	23d	1	1.40mi
1906 8th St Greeley, CO	2.0	1.0	1850	$1,350	$0.73	13d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $120,000 Active 72 DOM
2. 2026-06-17
   days on market $120,000 Active 71 DOM
3. 2026-06-16
   days on market $120,000 Active 70 DOM
4. 2026-06-15
   days on market $120,000 Active 69 DOM
5. 2026-06-14
   days on market $120,000 Active 67 DOM
6. 2026-06-10
   days on market $120,000 Active 64 DOM
7. 2026-06-09
   days on market $120,000 Active 63 DOM
8. 2026-06-08
   days on market $120,000 Active 62 DOM
9. 2026-06-07
   days on market $120,000 Active 61 DOM
10. 2026-06-03
    days on market $120,000 Active 57 DOM
11. 2026-06-02
    days on market $120,000 Active 56 DOM
12. 2026-06-01
    days on market $120,000 Active 55 DOM
13. 2026-05-31
    days on market $120,000 Active 54 DOM
14. 2026-05-30
    days on market $120,000 Active 53 DOM
15. 2026-04-07
    listed $120,000 Active
16. 2021-09-20
    soldstatus $83,000 Sold 476-char remark

    Show marketing remark (476 chars)

    Welcome home! This great 3 bed 2 bath is waiting for you! Open floor plan throughout, spacious kitchen with plenty of cabinet space with a walk in pantry. Built in office, full primary bath, and separate laundry room. Home is located in Cul De Sac, Oversized Driveway plenty of parking and the rear of home is open space! Private wrap around deck and Two sheds for ample storage. Pond in Front Yard Included! Buyer to verify all info. Home sale contingent on Park approval.

17. 2021-08-23
    historical Active - Backup 476-char remark

    Show marketing remark (476 chars)

    Welcome home! This great 3 bed 2 bath is waiting for you! Open floor plan throughout, spacious kitchen with plenty of cabinet space with a walk in pantry. Built in office, full primary bath, and separate laundry room. Home is located in Cul De Sac, Oversized Driveway plenty of parking and the rear of home is open space! Private wrap around deck and Two sheds for ample storage. Pond in Front Yard Included! Buyer to verify all info. Home sale contingent on Park approval.

18. 2021-08-14
    listed $85,000 Active 476-char remark

    Show marketing remark (476 chars)

    Welcome home! This great 3 bed 2 bath is waiting for you! Open floor plan throughout, spacious kitchen with plenty of cabinet space with a walk in pantry. Built in office, full primary bath, and separate laundry room. Home is located in Cul De Sac, Oversized Driveway plenty of parking and the rear of home is open space! Private wrap around deck and Two sheds for ample storage. Pond in Front Yard Included! Buyer to verify all info. Home sale contingent on Park approval.

19. 2010-07-19
    soldstatus $45,900
20. 2009-01-19
    soldstatus $69,800
21. 1999-09-28
    historical
22. 1999-09-13
    listed $10,900

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$338/yr (+$28/mo · 104.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 19 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: $19,772
• − Mortgage interest: −$6,722
• − Property taxes: −$322
• − Insurance: −$600
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$3,491
• Taxable income: $5,473
• Est. tax owed @ 24.0%: −$1,314
• After-tax cash flow: $5,832/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): 65,622
• Household income: $82,742
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 2101.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 30% Two or more races 13% Asian 1% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · Spanish 14% German/W. Germanic 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: ▼ -358.79%
• Current HPI: 254.9376
• 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

+1000.9% since first listed

8 events — show timeline

• 2026-04-07 Listed $120,000 IRES
• 2021-09-20 Sold (MLS) $83,000 IRES
• 2021-08-23 Contingent — IRES
• 2021-08-14 Listed $85,000 IRES
• 2010-07-19 Sold (Public Records) $45,900 Public Records
• 2009-01-19 Sold (Public Records) $69,800 Public Records
• 1999-09-28 Listing Removed — IRES
• 1999-09-13 Listed $10,900 IRES

Property tax history

+1.9%/yr

Latest (2025): $322 · +280.0% YoY. Source: county tax records.