5738 Shady Nook Ct · Loveland, CO 80538

$139,999

3 bd · 2.0 ba · 1,216 sqft · Other · 37 Days on market

Built 1984 Good condition

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

$139,999 | Fully Remodeled | Corner Lot | Turnkey Recently remodeled 3 bed / 2 bath manufactured home in Alpine Vista Village in Loveland. Approx. 1,216 sq. ft. on a corner lot with modern finishes, great natural light, two new decks, usable outdoor space, and sunset views from the property. Home is located on a leased lot in Alpine Vista Village, lot rent is approximately $1100/month. Buyer must be approved by Alpine Vista Village. Park rules and lot rent apply. The home has a clean, solid, finished feel throughout, with updates inside and out. The main living area has an open kitchen/living layout with new flooring, updated trim, hardware, fresh finishes, and warm wood accents. The kitch

Key facts

• Fully remodeled
• Usable outdoor space
• Modern finishes

Tags

• FULLY REMODELED
• CORNER LOT
• MODERN FINISHES
• USABLE OUTDOOR SPACE
• SUNSET VIEWS
• OPEN KITCHEN LIVING LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.9% in Loveland — 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 73/100 on livability (#52 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities A; Watch: crime C-, commute F, cost of living F.
• Thompson School District R-2J (suburban): math 28% / reading 48% proficiency, ranked #28 of 86 in CO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 436 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 (-3.0% appreciation + 3.1% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $135,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.71%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $16,494
• Equity at exit: $20,874

10-year hold

• IRR: 19.8%
• Equity multiple: 2.67×
• Total profit: $65,522
• Equity at exit: $12,105

Cash invested: $39,200 (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 80538

• Rents YoY: 3.1%
• Active inventory: 436
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $611

Break-even live

Break-even rent $1,225

Max offer price $139,999

Occupancy floor 64%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6444 Eden Garden Dr Loveland, CO	1.0–3.0	1.0–2.0	1033	$2,200	$2.13	23d	1	0.61mi
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	13d	1	0.61mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	13d	1	0.61mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	13d	1	0.65mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	23d	1	0.71mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	23d	1	0.74mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	23d	1	0.74mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,925	$2.22	23d	1	0.77mi
1375 W 45th St Loveland, CO	3.0	2.0	1221	$2,480	$2.03	23d	1	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $139,999 Active 37 DOM
2. 2026-06-17
   days on market $139,999 Active 36 DOM
3. 2026-06-16
   days on market $139,999 Active 35 DOM
4. 2026-06-15
   days on market $139,999 Active 34 DOM
5. 2026-06-14
   days on market $139,999 Active 32 DOM
6. 2026-06-13
   days on market $139,999 Active 31 DOM
7. 2026-06-10
   days on market $139,999 Active 29 DOM
8. 2026-06-09
   days on market $139,999 Active 28 DOM
9. 2026-06-08
   days on market $139,999 Active 27 DOM
10. 2026-06-07
    days on market $139,999 Active 26 DOM
11. 2026-06-03
    days on market $139,999 Active 22 DOM
12. 2026-06-02
    days on market $139,999 Active 21 DOM
13. 2026-06-01
    days on market $139,999 Active 20 DOM
14. 2026-05-31
    days on market $139,999 Active 19 DOM
15. 2026-05-30
    days on market $139,999 Active 18 DOM
16. 2026-05-13
    listed $139,999 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,980
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$4,073
• Taxable income: $5,429
• Est. tax owed @ 24.0%: −$1,303
• After-tax cash flow: $6,032/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This recently remodeled home offers a clean, modern interior with new flooring and fresh finishes, making it ready for move-in. Exterior painting and gutter maintenance would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean and maintain gutters — Improves drainage and overall home appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean and maintain gutters — Improves drainage and overall home appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Thompson School District R-2J
• NCES district ID: 0805400
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,040
• Composite: 34.01/100
• National rank: #5313
• State rank: #28 of 86 in CO

Livability — Loveland

• Score: 73/100
• State rank: #52
• US rank: #5353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 50,110
• Household income: $86,671
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1447.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -515.25%
• Current HPI: 242.9397
• Rent YoY: ▲ 3.11%
• 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

1 event — show timeline

• 2026-05-13 Listed $139,999 FSBO.com