621 13th St · Greeley, CO 80631

$575,000

5 bd · 5.0 ba · 3,572 sqft · MultiFamily public records · 41 Days on market

Built 1900 9,583 sqft lot Est $611k · 6% under

---

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 +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

Key facts

• Fresh coat of paint
• Cash flowing
• Fully xeriscaped

Tags

• CASH FLOWING
• FRESH COAT OF PAINT
• SOLID ROOF
• FULLY XERISCAPED

Property features AI

Finance

• Other: Property zoned for multi-family; Not new construction; previously owned; No water rights
• Financial info: Five total units; Gross income reported: $70,233; Net operating income reported: $53,232; Income sources include rents/leases, forfeited deposits, and laundry

Exterior

• Utilities: City water (meter installed); Natural gas available (Atmos Gas); Electricity available
• Home design: Two-story duplex (residential income property)
• Construction: Frame construction with composition siding; Composition roof
• Exterior features: Sprinkler system; City street frontage; Minimal flood or C rating (low flood risk)

Interior

• Kitchen: All appliances included; Disposal
• Bedrooms: Five rental units total consisting of: one 1-bed unit, two 2-bed units, and two additional 1-bed units
• Bathrooms: Each unit includes one bathroom
• Heating & cooling: Forced-air heating; Wall/window air conditioning units
• Interior features: Window coverings; Fire alarm
• Laundry & utility: On-site laundry income (laundry listed as income source)

What this means for you Summary

Snapshot

• This is a 5 × 8-bed/5.0-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $773/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $575k).
• Recommended offer: $558k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 (-0.7%/yr); 180 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• At $9,354/mo this rent would consume 206% 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 $4k of loan paydown is wiped out by about $17k 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 $161k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($558k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $265k; list at $575k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $557,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.63% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.81%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $610,812
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1824 7th Ave	0.67mi	6/4.0 (+1)	3,223 (-10%)	22mo	$551,000	$171	25
1822 7th Ave	0.66mi	5/1.0	3,041 (-15%)	24mo	$397,902	$131	9

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: 19.9%
• Equity multiple: 1.78×
• Total profit: $125,483
• Equity at exit: $85,734

10-year hold

• IRR: 26.1%
• Equity multiple: 2.99×
• Total profit: $319,808
• Equity at exit: $49,715

Cash invested: $161,000 (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 80631

• Rents YoY: -0.7%
• Active inventory: 180
• Price-to-rent: 25.6×

Monthly cashflow live

• Estimated rent: $9,354 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$269 /mo · $3,229/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,964
• Net cashflow: $3,866

Break-even live

Break-even rent $4,461

Max offer price $575,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 5× units	8	5	$9,355
Total (5 units)			$9,354

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 8th Ave Greeley, CO	6.0	3.0	2615	$3,150	$1.20	13d	1	0.43mi
1121 15th St Greeley, CO	6.0	2.0	2498	$3,390	$1.36	23d	1	0.54mi
1229 12th St Greeley, CO	4.0	2.0	2966	$2,395	$0.81	13d	1	0.62mi
1031 20th St Greeley, CO	3.0–6.0	1.0–3.0	2309	$2,745	$1.19	23d	2	0.97mi

Listing history 34 events

1. 2026-06-18
   days on market $575,000 Active 41 DOM
2. 2026-06-17
   days on market $575,000 Active 40 DOM
3. 2026-06-16
   days on market $575,000 Active 39 DOM
4. 2026-06-15
   days on market $575,000 Active 38 DOM
5. 2026-06-14
   days on market $575,000 Active 36 DOM
6. 2026-06-10
   days on market $575,000 Active 33 DOM
7. 2026-06-09
   days on market $575,000 Active 32 DOM
8. 2026-06-08
   days on market $575,000 Active 31 DOM
9. 2026-06-07
   days on market $575,000 Active 30 DOM
10. 2026-06-03
    days on market $575,000 Active 26 DOM
11. 2026-06-02
    days on market $575,000 Active 25 DOM
12. 2026-06-01
    days on market $575,000 Active 24 DOM
13. 2026-05-31
    days on market $575,000 Active 23 DOM
14. 2026-05-30
    days on market $575,000 Active 22 DOM
15. 2026-05-08
    listed $575,000 Active
16. 2017-06-12
    soldstatus $265,000
17. 2017-06-09
    soldstatus $265,000 Sold 94-char remark

    Show marketing remark (94 chars)

    Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

18. 2017-06-09
    soldstatus $265,000 Sold 94-char remark

    Show marketing remark (94 chars)

    Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

19. 2017-04-06
    status Under Contract 94-char remark

    Show marketing remark (94 chars)

    Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

20. 2017-04-06
    status Pending 94-char remark

    Show marketing remark (94 chars)

    Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

21. 2017-03-31
    listed $265,000 Active 94-char remark

    Show marketing remark (94 chars)

    Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

22. 2017-03-04
    status Active 94-char remark

    Show marketing remark (94 chars)

    Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

23. 2017-02-25
    status Under Contract 94-char remark

    Show marketing remark (94 chars)

    Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

24. 2017-02-22
    status Active 94-char remark

    Show marketing remark (94 chars)

    Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

25. 2017-02-09
    status Under Contract 94-char remark

    Show marketing remark (94 chars)

    Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

26. 2017-02-04
    listed $265,000 Active 94-char remark

    Show marketing remark (94 chars)

    Fantastic Investment Opportunity. New roof and newer sewer line. All units currently occupied.

27. 2010-10-14
    historical
28. 2009-06-25
    listed $185,000
29. 2008-01-14
    historical
30. 2007-05-23
    listed $198,800
31. 2005-09-30
    soldstatus $216,900
32. 2005-09-28
    soldstatus $216,900
33. 2005-07-27
    listed $216,900
34. 1992-08-12
    soldstatus $60,000

ⓘ 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: $3,229 · $269/mo
• Projected year-2 tax: $3,229 · $269/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 20 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: $112,248
• − Mortgage interest: −$32,209
• − Property taxes: −$3,229
• − Insurance: −$2,875
• − Repairs & maintenance: −$8,980
• − Management: −$8,980
• − Depreciation: −$16,727
• Taxable income: $39,248
• Est. tax owed @ 24.0%: −$9,420
• After-tax cash flow: $36,968/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

+858.3% since first listed

20 events — show timeline

• 2026-05-08 Listed $575,000 IRES
• 2017-06-12 Sold (Public Records) $265,000 Public Records
• 2017-06-09 Sold (MLS) $265,000 REColorado as Distributed by MLS Grid
• 2017-06-09 Sold (MLS) $265,000 IRES
• 2017-04-06 Pending — REColorado as Distributed by MLS Grid
• 2017-04-06 Pending — IRES
• 2017-03-31 Listed $265,000 IRES
• 2017-03-04 Relisted — REColorado as Distributed by MLS Grid
• 2017-02-25 Pending — REColorado as Distributed by MLS Grid
• 2017-02-22 Relisted — REColorado as Distributed by MLS Grid
• 2017-02-09 Pending — REColorado as Distributed by MLS Grid
• 2017-02-04 Listed $265,000 REColorado as Distributed by MLS Grid
• 2010-10-14 Listing Removed — IRES
• 2009-06-25 Listed $185,000 IRES
• 2008-01-14 Listing Removed — IRES
• 2007-05-23 Listed $198,800 IRES
• 2005-09-30 Sold (Public Records) $216,900 Public Records
• 2005-09-28 Sold (MLS) $216,900 IRES
• 2005-07-27 Listed $216,900 IRES
• 1992-08-12 Sold (Public Records) $60,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,229 · +10.7% YoY. Source: county tax records.