2500 E Harmony Rd #225 · Fort Collins, CO 80528

$30,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 71 Days on market

Built 2012 3,049 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Appreciation +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Alert: This manufactured home is the ultimate blank canvas, presenting a rare remodel opportunity for a buyer ready to build immediate equity from the ground up. You can jump straight into the creative vision and finish work required to turn this property into a high-yield rental or a profitable flip. We are open to all offers and looking for a motivated buyer to capitalize on this clean slate-bring your contractor and your best offer to secure this high-potential project today! Don't miss your chance to turn this "fixer" into a powerhouse asset-bring your contractor and your best offer today!

Key facts

• 3,049 sq ft lot
• Built 2012
• Listed 71 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Cable available; Other utilities available
• Home design: Manufactured home in a park
• Construction: Frame construction; Composition roof; Built by Oak Creek
• Exterior features: Paved lot; Asphalt road frontage; City street frontage; Storage structure on property; Minimal flood risk (C rating)

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Gas Range; Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 70.7% vs local median 2.6% in Fort Collins — 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 80/100 on livability (#11 in CO, #1,750 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Poudre School District R-1 (urban): math 45% / reading 60% proficiency, ranked #10 of 86 in CO (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Linton Elementary School (math 12% / reading 27%, grade F, #706 of 966 statewide, top 75%, 347 students, 59% FRL) — zoned schools average 59% FRL vs 24% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 52% district-wide (-33 pts) — the specific schools serving this property underperform the Poudre School District R-1 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 189 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $207 of loan paydown is wiped out by about $425 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 (-1.4% appreciation + 3.6% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 29y ago; this cycle's ask has dropped $40k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $30k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 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. 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: 7.66% ✓
• Cap rate: 70.70%
• Cash-on-cash: 230.03%
• DSCR: 11.24
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $81,472
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 E Harmony Rd #269	0.00mi	3/2.0	1,232 (+1%)	3mo	$82,000	$67	96
2500 E Harmony Rd #439	0.00mi	3/2.0	1,248 (+3%)	2mo	$105,000	$84	94
2500 E Harmony Rd #166	0.00mi	3/2.0	1,186 (-2%)	5mo	$48,000	$40	92
2500 E Harmony Rd #293	0.00mi	3/2.0	1,241 (+2%)	8mo	$75,000	$60	90
2500 E Harmony Rd #484	0.00mi	3/2.0	1,216 (0%)	14mo	$105,000	$86	88
2500 E Harmony Rd #105	0.00mi	3/2.0	1,344 (+10%)	4mo	$75,000	$56	79
2500 E Harmony Rd #281	0.00mi	3/2.0	1,152 (-5%)	24mo	$65,000	$56	72
2500 E Harmony Rd #104	0.00mi	3/2.0	1,038 (-15%)	22mo	$81,000	$78	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.42% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.04×
• Total profit: $101,168
• Equity at exit: $6,647

10-year hold

• IRR: —
• Equity multiple: 28.14×
• Total profit: $227,964
• Equity at exit: $6,485

Cash invested: $8,400 (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 80528

• Home prices YoY: -0.6%
• Rents YoY: 3.6%
• Active inventory: 189
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$157
• Tax from tax record: −$36 /mo · $426/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,610

Break-even live

Break-even rent $260

Max offer price $30,000

Occupancy floor 25%

Sensitivity live

Price	-10% $1,627	-5% $1,619	+0% $1,610	+5% $1,602	+10% $1,593
Rent	-10% $1,429	-5% $1,519	+0% $1,610	+5% $1,701	+10% $1,792
Rate	-1.0pp $1,625	-0.5pp $1,618	base $1,610	+0.5pp $1,602	+1.0pp $1,595

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Timberwood Dr Fort Collins, CO	2.0–3.0	2.0	1048	$1,920	$1.83	14d	3	0.61mi
2002 Battlecreek Dr Fort Collins, CO	1.0–2.0	1.0–2.0	929	$2,265	$2.44	14d	15	0.88mi
5225 White Willow Dr Fort Collins, CO	2.0	2.0	1003	$1,940	$1.93	14d	1	1.00mi
4545 Wheaton Dr Fort Collins, CO	1.0–3.0	1.0–2.0	903	$2,200	$2.44	14d	5	1.21mi
1314 Armsley Ct Fort Collins, CO	3.0	2.0	1248	$2,400	$1.92	24d	1	1.22mi
2212 Vermont Dr Fort Collins, CO	1.0–2.0	1.0–2.0	852	$2,089	$2.45	14d	7	1.31mi
4470 S Lemay Ave Fort Collins, CO	1.0–2.0	1.0–2.0	870	$2,229	$2.56	14d	10	1.35mi
3465 Lochwood Dr Unit J39 Fort Collins, CO	2.0	1.5	1057	$1,795	$1.70	14d	1	1.44mi

Listing history 14 events

1. 2026-06-15
   days on market $30,000 Active 71 DOM
2. 2026-06-14
   days on market $30,000 Active 69 DOM
3. 2026-06-10
   days on market $30,000 Active 66 DOM
4. 2026-06-09
   days on market $30,000 Active 65 DOM
5. 2026-06-08
   days on market $30,000 Active 64 DOM
6. 2026-06-07
   days on market $30,000 Active 63 DOM
7. 2026-06-03
   pricedays on market $30,000 Active 59 DOM
8. 2026-06-02
   days on market $70,000 Active 58 DOM
9. 2026-06-01
   days on market $70,000 Active 57 DOM
10. 2026-05-31
    days on market $70,000 Active 56 DOM
11. 2026-05-30
    days on market $70,000 Active 55 DOM
12. 2026-04-05
    listed $70,000 Active
13. 1997-10-30
    soldstatus $15,000
14. 1997-09-04
    listed $15,900

ⓘ 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: $426 · $36/mo
• Projected year-2 tax: $426 · $36/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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,578
• − Mortgage interest: −$1,680
• − Property taxes: −$426
• − Insurance: −$150
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$873
• Taxable income: $20,036
• Est. tax owed @ 24.0%: −$4,809
• After-tax cash flow: $14,514/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: Poudre School District R-1
• NCES district ID: 0803990
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $57,281
• Composite: 45.5/100
• National rank: #2610
• State rank: #10 of 86 in CO

Livability — Fort Collins

• Score: 80/100
• State rank: #11
• US rank: #1750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Collins, CO
• County: Larimer County · 338,255 people
• City population: 202,303
• Metro: Fort Collins, CO
• Population (ZIP): 24,960
• Household income: $130,350
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 378.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 12% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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: ▼ -1.42%
• Current HPI: 244.4061
• Rent YoY: ▲ 3.60%
• 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

+340.3% since first listed

3 events — show timeline

• 2026-04-05 Listed $70,000 IRES
• 1997-10-30 Sold (MLS) $15,000 IRES
• 1997-09-04 Listed $15,900 IRES

Property tax history

+7.0%/yr

Latest (2025): $426 · +343.9% YoY. Source: county tax records.