1720 S Marshall Rd · Boulder, CO 80305

$150,000

3 bd · 2.0 ba · 744 sqft · Manufactured public records · 7 Days on market

Built 1964 960 sqft lot $1100/mo HOA · 40% of rent

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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 +14.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ultimate private getaway in this 2-bedroom, 1-bathroom gem! Nestled in a quiet pocket of Boulder, this home feels like a hidden mountain hideaway where the Flatirons are your only neighbors. It’s a rare chance to enjoy total tranquility without sacrificing city convenience. Step inside to a bright and inviting interior filled with natural light from multiple windows throughout. The open living area features warm wood flooring and a comfortable layout that flows easily into the kitchen. The kitchen offers white cabinetry, ample counter space, stainless steel appliances including the gas stove are all included, and a functional design ideal for everyday living. The home i

Key facts

• Beautiful views
• Oversized workshop
• Two spacious sheds

Tags

• PRIVATE BACK CORNER LOT
• BEAUTIFUL VIEWS
• TWO SPACIOUS SHEDS
• OVERSIZED WORKSHOP

Property features AI

Finance

• Financial info: Land lease in place ($1,097 monthly; expires March 31, 2026)
• HOA & community: Association: Table Mesa Village (professionally managed); Association fee frequency: None; Pets not allowed

Exterior

• Parking: 2 parking spaces; 2 carport spaces
• Utilities: Public sewer
• Home design: Manufactured in-park mobile home; Single-story; Individual ownership
• Construction: Wood siding construction; Mobile home (55 ft by 10 ft)
• Exterior features: Metal roof; Located in a mobile home park (Table Mesa Village)

Interior

• Kitchen: Includes oven, range and refrigerator
• Bedrooms: 2 bedrooms on the main level (one is a primary suite)
• Bathrooms: 1 full bathroom on the main level (en suite to the primary bedroom)
• Heating & cooling: Radiant floor heating
• Interior features: Oven, Range, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $29 ($347/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 6.5% vs local median 1.7% in Boulder — 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 77/100 on livability (#24 in CO, #2,958 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D+, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Mesa Elementary School (math 54% / reading 77%, grade B+, #61 of 966 statewide, top 6%, 246 students, 13% FRL); Southern Hills Middle School (math 58% / reading 82%, grade A, #6 of 270 statewide, top 2%, 456 students, 10% FRL); Fairview High School (math 79% / reading 91%, grade A, #1 of 381 statewide, top 0%, 1,880 students, 14% FRL) — zoned schools at 12% FRL track the district average.
• Zoned-school proficiency averages 74% at this address vs 58% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Boulder Valley School District No. Re2 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.2%/yr); 60 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 20y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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: 1.83% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.21% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.63×
• Total profit: $-15,518
• Equity at exit: $22,365

10-year hold

• IRR: 5.0%
• Equity multiple: 1.44×
• Total profit: $18,519
• Equity at exit: $12,969

Cash invested: $42,000 (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 80305

• Rents YoY: 5.2%
• Active inventory: 60
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,741 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $29

Break-even live

Break-even rent $2,705

Max offer price $150,000

Occupancy floor 94%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4977 Moorhead Ave Boulder, CO	1.0–2.0	1.0	735	$2,104	$2.86	13d	22	1.19mi
680 S Lashley Ln Boulder, CO	2.0	1.0–1.5	525	$2,020	$3.85	13d	22	1.20mi
4827 Thunderbird Dr Boulder, CO	1.0–2.0	1.0	700	$1,571	$2.24	21d	6	1.23mi
640 S Lashley Ln Unit 640-102 Boulder, CO	2.0	1.5	650	$2,020	$3.11	21d	1	1.24mi
4917 Thunderbird Dr Boulder, CO	1.0–2.0	1.0	725	$1,845	$2.54	21d	1	1.25mi
3455 Table Mesa Dr Boulder, CO	2.0	1.0–2.0	674	$2,797	$4.15	13d	38	1.37mi
4990 Osage Dr Boulder, CO	1.0–2.0	1.0	735	$1,855	$2.52	21d	1	1.39mi

HOA detail

• Monthly dues: $1,100 · $13,200/yr
• Likely covers: gas

Listing history 47 events

1. 2026-06-18
   days on market $150,000 Active 7 DOM
2. 2026-06-17
   days on market $150,000 Active 6 DOM
3. 2026-06-16
   days on market $150,000 Active 5 DOM
4. 2026-06-15
   days on market $150,000 Active 4 DOM
5. 2026-06-14
   days on market $150,000 Active 2 DOM
6. 2026-06-13
   pricedays on marketlisting id $150,000 Active 1 DOM
7. 2026-06-10
   days on market $73,000 Active 117 DOM
8. 2026-06-09
   days on market $73,000 Active 116 DOM
9. 2026-06-09
   days on market $73,000 Active 115 DOM
10. 2026-06-07
    days on market $73,000 Active 114 DOM
11. 2026-06-05
    days on market $73,000 Active 111 DOM
12. 2026-06-03
    days on market $73,000 Active 110 DOM
13. 2026-06-02
    days on market $73,000 Active 109 DOM
14. 2026-06-01
    days on market $73,000 Active 108 DOM
15. 2026-05-31
    days on market $73,000 Active 107 DOM
16. 2026-05-30
    days on market $73,000 Active 106 DOM
17. 2026-04-16
    price $73,000
18. 2026-02-13
    listed $75,000 Active
19. 2025-12-31
    historical
20. 2025-08-28
    price $97,000
21. 2025-06-25
    listed $100,000 Active
22. 2025-06-23
    historical
23. 2024-10-08
    historical
24. 2024-07-18
    listed $159,950 Active
25. 2024-07-17
    historical
26. 2024-05-28
    status Pending
27. 2024-05-28
    historical
28. 2024-05-16
    listed $159,000 Active
29. 2024-05-15
    historical
30. 2023-08-22
    historical
31. 2023-07-14
    soldstatus $169,000 Closed
32. 2023-06-29
    status Pending Accepting Backup Offers
33. 2023-06-22
    listed $169,000 Active
34. 2023-06-15
    historical $169,000
35. 2023-05-25
    listed $199,000 Active
36. 2023-05-25
    historical
37. 2022-07-02
    soldstatus $60,000 Closed
38. 2022-06-23
    status Pending
39. 2022-03-17
    price $65,000
40. 2022-03-11
    listed $61,000 Active
41. 2021-12-14
    soldstatus $55,000 Closed
42. 2021-11-08
    status Pending
43. 2021-08-31
    price $65,000
44. 2021-08-05
    price $75,000
45. 2021-07-29
    listed $80,000 Active
46. 2006-08-01
    soldstatus $25,000
47. 2006-07-23
    listed $27,500

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,894
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,632
• − Management: −$2,632
• − HOA: −$13,200
• − Depreciation: −$4,364
• Taxable loss: −$1,335
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $667/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Boulder

• Score: 77/100
• State rank: #24
• US rank: #2958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Boulder County · 271,666 people
• City population: 121,246
• Metro: Boulder, CO
• Population (ZIP): 16,291
• Household income: $126,107
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1048.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 8% Asian 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Romanian 4% Slovak 4%
• Foreign-born: 9% · China, Canada, South Korea
• Languages at home: 88% English-only · Spanish 3% Chinese 2% Other Indo-European 2%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -930.73%
• Current HPI: 313.8746
• Rent YoY: ▲ 5.21%
• Metro: Boulder, 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

+165.5% since first listed

31 events — show timeline

• 2026-04-16 Price Changed $73,000 REColorado as Distributed by MLS Grid
• 2026-02-13 Listed $75,000 REColorado as Distributed by MLS Grid
• 2025-12-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-08-28 Price Changed $97,000 REColorado as Distributed by MLS Grid
• 2025-06-25 Listed $100,000 REColorado as Distributed by MLS Grid
• 2025-06-23 Coming Soon — REColorado as Distributed by MLS Grid
• 2024-10-08 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-07-18 Listed $159,950 REColorado as Distributed by MLS Grid
• 2024-07-17 Coming Soon — REColorado as Distributed by MLS Grid
• 2024-05-28 Pending — REColorado as Distributed by MLS Grid
• 2024-05-28 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-05-16 Listed $159,000 REColorado as Distributed by MLS Grid
• 2024-05-15 Coming Soon — REColorado as Distributed by MLS Grid
• 2023-08-22 Listing Removed — REColorado as Distributed by MLS Grid
• 2023-07-14 Sold (MLS) $169,000 REColorado as Distributed by MLS Grid
• 2023-06-29 Pending — REColorado as Distributed by MLS Grid
• 2023-06-22 Listed $169,000 REColorado as Distributed by MLS Grid
• 2023-06-15 Coming Soon $169,000 REColorado as Distributed by MLS Grid
• 2023-05-25 Listed $199,000 REColorado as Distributed by MLS Grid
• 2023-05-25 Coming Soon — REColorado as Distributed by MLS Grid
• 2022-07-02 Sold (MLS) $60,000 REColorado as Distributed by MLS Grid
• 2022-06-23 Pending — REColorado as Distributed by MLS Grid
• 2022-03-17 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2022-03-11 Listed $61,000 REColorado as Distributed by MLS Grid
• 2021-12-14 Sold (MLS) $55,000 REColorado as Distributed by MLS Grid
• 2021-11-08 Pending — REColorado as Distributed by MLS Grid
• 2021-08-31 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2021-08-05 Price Changed $75,000 REColorado as Distributed by MLS Grid
• 2021-07-29 Listed $80,000 REColorado as Distributed by MLS Grid
• 2006-08-01 Sold (MLS) $25,000 IRES
• 2006-07-23 Listed $27,500 IRES

Property tax history

+7.6%/yr

Latest (2012): $74 · +5.7% YoY. Source: county tax records.