435 N 35th Ave #159 · Greeley, CO 80631

$127,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 112 Days on market

Built 1998 Est $129k · at est.

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• 1% rule +7.2/10.0
• 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

Listing remarks MLS

This updated home in Stoneybrook will not last long! The inviting home boasts an open floorplan, 3 large bedrooms with walk in closets, 2 baths, beautiful spacious kitchen with plenty of counter and storage space and two outdoor areas for entertaining. You will not be disappointed when you step inside this gorgeous well cared for remodel. Qualified buyers only and must be park approved prior to purchase. Call listing agent for lending options.

Key facts

• Open floor plan
• Laminate flooring
• Painted cabinets

Tags

• EXPANDED PARKING AREA
• OPEN FLOOR PLAN
• LAMINATE FLOORING
• PENINSULA WITH OVERHANG
• PAINTED CABINETS
• TILED BACKSPLASH

Property features AI

Finance

• Other: Minimal flood or C rating; Cul-de-sac lot with deciduous trees and level terrain; Paved roads with curbs, gutters, sidewalks and street lights; Asphalt road surface; Private road up to county standards; Near bus service; Level lot and level drive; Stall shower (accessibility feature); Southern exposure and efficient windows/doors

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water (meter installed); Public sewer; Natural gas available; Electricity available; Cable available; High-speed internet available; Underground utilities
• Home design: Manufactured in park; Manufactured home; House faces east
• Construction: Frame construction; Vinyl siding; Composition roof; Post and pier foundation; Built by Clayton
• Exterior features: Patio; Deck; Land lease; Storage structure

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate dining room; Cathedral ceilings; Open floorplan; Pantry; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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-, schools D, crime 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.
• Market conditions: Rents soft (-0.7%/yr); 180 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent runs 34% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 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.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $115,570 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.22% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.46%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $128,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 N 35th Ave #327	0.00mi	3/2.0	1,566 (-0%)	7mo	$134,000	$86	94
435 N 35th Ave #316	0.00mi	3/2.0	1,456 (-7%)	4mo	$66,000	$45	84
435 N 35th Ave #132	0.00mi	4/2.0 (+1)	1,568 (0%)	13mo	$105,000	$67	84
435 N 35th Ave #446	0.00mi	4/2.0 (+1)	1,568 (0%)	13mo	$130,000	$83	84
435 N 35th Ave #190	0.00mi	4/3.0 (+1)	1,568 (0%)	9mo	$127,500	$81	83
435 N 35th Ave #408	0.00mi	3/2.0	1,800 (+15%)	2mo	$80,000	$44	74
435 N 35th Ave #421	0.00mi	4/2.0 (+1)	1,456 (-7%)	12mo	$95,000	$65	73
200 N 35th Ave #103	0.22mi	3/2.0	1,456 (-7%)	7mo	$120,000	$82	72
435 N 35th Ave #463	0.00mi	3/3.0	1,792 (+14%)	11mo	$130,000	$73	63
200 N 35th Ave Lot 57	0.34mi	4/2.0 (+1)	1,440 (-8%)	8mo	$120,000	$83	59
200 N 35th Ave #178	0.46mi	3/2.0	1,344 (-14%)	4mo	$115,000	$86	52
329 33rd Ave	0.65mi	3/2.0	1,402 (-11%)	14mo	$335,000	$239	41

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $4,018
• Equity at exit: $18,936

10-year hold

• IRR: 9.7%
• Equity multiple: 1.66×
• Total profit: $23,345
• Equity at exit: $10,981

Cash invested: $35,560 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$666
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $458

Break-even live

Break-even rent $969

Max offer price $127,000

Occupancy floor 65%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.26mi
308 N 46th Ave Greeley, CO	4.0	4.0	1972	$2,699	$1.37	44d	1	0.96mi
3208 W 7th St Greeley, CO	2.0–3.0	1.0–2.0	957	$1,672	$1.75	14d	5	0.99mi
724 27th Ave Greeley, CO	3.0	2.0	1248	$1,700	$1.36	14d	1	1.17mi
4323 9th St Rd Greeley, CO	3.0	3.0	1436	$1,800	$1.25	23d	1	1.40mi
3950 W 12th St #3 Greeley, CO	2.0	2.0	1194	$2,100	$1.76	23d	1	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $127,000 Active 112 DOM
2. 2026-06-17
   days on market $127,000 Active 111 DOM
3. 2026-06-16
   days on market $127,000 Active 110 DOM
4. 2026-06-15
   days on market $127,000 Active 109 DOM
5. 2026-06-14
   days on market $127,000 Active 107 DOM
6. 2026-06-10
   days on market $127,000 Active 104 DOM
7. 2026-06-09
   days on market $127,000 Active 103 DOM
8. 2026-06-08
   days on market $127,000 Active 102 DOM
9. 2026-06-07
   pricedays on market $127,000 Active 101 DOM
10. 2026-06-03
    days on market $130,000 Active 97 DOM
11. 2026-06-02
    days on market $130,000 Active 96 DOM
12. 2026-06-01
    days on market $130,000 Active 95 DOM
13. 2026-05-31
    days on market $130,000 Active 94 DOM
14. 2026-05-30
    days on market $130,000 Active 93 DOM
15. 2026-03-16
    price $130,000
16. 2026-02-25
    listed $135,000 Active
17. 2022-04-19
    soldstatus $110,000 Sold 447-char remark

    Show marketing remark (447 chars)

    This updated home in Stoneybrook will not last long! The inviting home boasts an open floorplan, 3 large bedrooms with walk in closets, 2 baths, beautiful spacious kitchen with plenty of counter and storage space and two outdoor areas for entertaining. You will not be disappointed when you step inside this gorgeous well cared for remodel. Qualified buyers only and must be park approved prior to purchase. Call listing agent for lending options.

18. 2022-03-22
    status Pending 447-char remark

    Show marketing remark (447 chars)

    This updated home in Stoneybrook will not last long! The inviting home boasts an open floorplan, 3 large bedrooms with walk in closets, 2 baths, beautiful spacious kitchen with plenty of counter and storage space and two outdoor areas for entertaining. You will not be disappointed when you step inside this gorgeous well cared for remodel. Qualified buyers only and must be park approved prior to purchase. Call listing agent for lending options.

19. 2022-03-21
    price $115,000 447-char remark

    Show marketing remark (447 chars)

    This updated home in Stoneybrook will not last long! The inviting home boasts an open floorplan, 3 large bedrooms with walk in closets, 2 baths, beautiful spacious kitchen with plenty of counter and storage space and two outdoor areas for entertaining. You will not be disappointed when you step inside this gorgeous well cared for remodel. Qualified buyers only and must be park approved prior to purchase. Call listing agent for lending options.

20. 2022-03-21
    status Active 447-char remark

    Show marketing remark (447 chars)

    This updated home in Stoneybrook will not last long! The inviting home boasts an open floorplan, 3 large bedrooms with walk in closets, 2 baths, beautiful spacious kitchen with plenty of counter and storage space and two outdoor areas for entertaining. You will not be disappointed when you step inside this gorgeous well cared for remodel. Qualified buyers only and must be park approved prior to purchase. Call listing agent for lending options.

21. 2022-03-18
    historical 447-char remark

    Show marketing remark (447 chars)

    This updated home in Stoneybrook will not last long! The inviting home boasts an open floorplan, 3 large bedrooms with walk in closets, 2 baths, beautiful spacious kitchen with plenty of counter and storage space and two outdoor areas for entertaining. You will not be disappointed when you step inside this gorgeous well cared for remodel. Qualified buyers only and must be park approved prior to purchase. Call listing agent for lending options.

22. 2022-03-13
    price $110,000 447-char remark

    Show marketing remark (447 chars)

    This updated home in Stoneybrook will not last long! The inviting home boasts an open floorplan, 3 large bedrooms with walk in closets, 2 baths, beautiful spacious kitchen with plenty of counter and storage space and two outdoor areas for entertaining. You will not be disappointed when you step inside this gorgeous well cared for remodel. Qualified buyers only and must be park approved prior to purchase. Call listing agent for lending options.

23. 2022-03-04
    listed $115,000 Active 447-char remark

    Show marketing remark (447 chars)

    This updated home in Stoneybrook will not last long! The inviting home boasts an open floorplan, 3 large bedrooms with walk in closets, 2 baths, beautiful spacious kitchen with plenty of counter and storage space and two outdoor areas for entertaining. You will not be disappointed when you step inside this gorgeous well cared for remodel. Qualified buyers only and must be park approved prior to purchase. Call listing agent for lending options.

24. 2021-10-02
    soldstatus $87,000 Sold 408-char remark

    Show marketing remark (408 chars)

    Beautifully updated home. A covered and shingled Trex front porch welcomes you into this lovely home with newer laminate flooring, tiled backsplash and updated master bath with tile floor. . The partially screened and covered wood back porch is perfect for those evening BBQ's and family get togethers. Parking has been expanded to accommodate 4 vehicles. This is a very large home with so much to offer.

25. 2021-08-20
    status Pending 408-char remark

    Show marketing remark (408 chars)

    Beautifully updated home. A covered and shingled Trex front porch welcomes you into this lovely home with newer laminate flooring, tiled backsplash and updated master bath with tile floor. . The partially screened and covered wood back porch is perfect for those evening BBQ's and family get togethers. Parking has been expanded to accommodate 4 vehicles. This is a very large home with so much to offer.

26. 2021-08-12
    listed $87,000 Active 408-char remark

    Show marketing remark (408 chars)

    Beautifully updated home. A covered and shingled Trex front porch welcomes you into this lovely home with newer laminate flooring, tiled backsplash and updated master bath with tile floor. . The partially screened and covered wood back porch is perfect for those evening BBQ's and family get togethers. Parking has been expanded to accommodate 4 vehicles. This is a very large home with so much to offer.

27. 2018-01-04
    soldstatus $38,000 Sold
28. 2017-12-30
    price $42,500
29. 2017-12-29
    status Active
30. 2017-12-19
    listed Active - Backup
31. 2017-12-05
    listed $49,500

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $698 · $58/mo
• Expected delta: +$137/yr (+$11/mo · 24.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,592
• − Mortgage interest: −$7,114
• − Property taxes: −$562
• − Insurance: −$635
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$3,695
• Taxable income: $3,611
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $4,632/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

+162.6% since first listed

17 events — show timeline

• 2026-03-16 Price Changed $130,000 IRES
• 2026-02-25 Listed $135,000 IRES
• 2022-04-19 Sold (MLS) $110,000 IRES
• 2022-03-22 Pending — IRES
• 2022-03-21 Price Changed $115,000 IRES
• 2022-03-21 Relisted — IRES
• 2022-03-18 Listing Removed — IRES
• 2022-03-13 Price Changed $110,000 IRES
• 2022-03-04 Listed $115,000 IRES
• 2021-10-02 Sold (MLS) $87,000 IRES
• 2021-08-20 Pending — IRES
• 2021-08-12 Listed $87,000 IRES
• 2018-01-04 Sold (MLS) $38,000 IRES
• 2017-12-30 Price Changed $42,500 IRES
• 2017-12-29 Relisted — IRES
• 2017-12-19 Listed — IRES
• 2017-12-05 Listed $49,500 IRES

Property tax history

+8.7%/yr

Latest (2025): $562 · +440.5% YoY. Source: county tax records.