420 E 57th St #271 · Loveland, CO 80538

$109,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 195 Days on market

Built 1999 Est $110k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home with numerous updates in great all-ages community! This could be just the one you have been waiting for! Home is in move-in ready condition with new vinyl plank flooring, tape and textured walls (not paneling) and paint. Home features vaulted ceilings with modern fans, a large galley style kitchen with lots of newer cabinets/ counter space, newer high-end appliances, breakfast nook with sunny south facing windows and separate dining room. Large master bedroom with walk in closet and fabulous on-suite master bathroom complete with a huge jetted tub, separate shower and large vanity. Dedicated laundry room features newer high-end front load washer/ dryer and storage. Fully fenced yard with mature trees, garden area and beautiful landscaping. Composite decking material comes included so you can rebuild the deck. Large shed for storage also included. This home is a great find in an all-ages park! Financing is available, so call today!

Key facts

• Private lot
• Bonus room
• Natural light

Tags

• MOVE IN READY
• BONUS ROOM
• NATURAL LIGHT
• PRIVATE LOT
• DOG RUN
• STORAGE SHED

Property features AI

Finance

• Other: Builder: Four Seasons; Minimal flood or C flood plain designation

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel Energy); Electricity available; Cable available; High-speed internet available; Trash service: Lago Vista
• Home design: Manufactured in park; Manufactured home
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Fenced lot; Cul-de-sac lot; Storage structure

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms (all bedrooms conform)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Separate dining room; Window coverings; Two or more fireplaces; Has study
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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.
• Zoned schools: Cottonwood Plains Elementary School (math 15% / reading 32%, grade F, #634 of 966 statewide, top 67%, 386 students, 52% FRL); Loveland High School (math 35% / reading 71%, grade C-, #88 of 381 statewide, top 23%, 1,525 students, 28% FRL).
• Market conditions: Rents rising (+3.1%/yr); 436 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 32% of the median local income ($87k/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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $21k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 2.11% ✓
• Cap rate: 19.21%
• Cash-on-cash: 46.13%
• DSCR: 3.05
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $110,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 E 57th St #39	0.00mi	4/2.0 (+1)	1,568 (+4%)	15mo	$147,000	$94	76
5907 Mountain View Ct #81	0.32mi	3/2.0	1,512 (0%)	17mo	$165,000	$109	71
5751 Sunnybrook Ct #30	0.20mi	3/2.0	1,680 (+11%)	3mo	$105,000	$63	70
5918 Park Cir #32	0.25mi	3/2.0	1,404 (-7%)	13mo	$95,000	$68	65
420 E 57th St E #231	0.00mi	3/2.0	1,300 (-14%)	17mo	$95,000	$73	63
5618 N Harrison Ave	0.43mi	2/2.0 (-1)	1,508 (-0%)	20mo	$415,000	$275	58
5703 Shady Nook Ct #128	0.25mi	3/2.0	1,728 (+14%)	10mo	$159,000	$92	57
221 W 57th St Unit B1	0.69mi	3/2.0	1,456 (-4%)	14mo	$72,000	$49	50
221 W 57th St Unit B24	0.70mi	3/2.0	1,456 (-4%)	14mo	$65,000	$45	50
221 W 57th St Unit 6B	0.69mi	3/2.0	1,377 (-9%)	5mo	$55,000	$40	49
6006 Golden Willow Ct #60	0.32mi	3/2.0	1,288 (-15%)	19mo	$125,000	$97	44
221 W 57th St Unit B78	0.70mi	3/2.0	1,296 (-14%)	1mo	$85,000	$66	43

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 2.88×
• Total profit: $57,290
• Equity at exit: $16,252

10-year hold

• IRR: 49.5%
• Equity multiple: 5.82×
• Total profit: $147,038
• Equity at exit: $9,424

Cash invested: $30,520 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,305 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $1,173

Break-even live

Break-even rent $820

Max offer price $109,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,235	-5% $1,204	+0% $1,173	+5% $1,142	+10% $1,112
Rent	-10% $991	-5% $1,082	+0% $1,173	+5% $1,264	+10% $1,355
Rate	-1.0pp $1,228	-0.5pp $1,201	base $1,173	+0.5pp $1,145	+1.0pp $1,116

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,925	$2.22	24d	1	0.70mi
6444 Eden Garden Dr Loveland, CO	1.0–3.0	1.0–2.0	1033	$2,200	$2.13	24d	1	0.82mi
1375 W 45th St Loveland, CO	3.0	2.0	1221	$2,480	$2.03	24d	1	1.43mi

Listing history 26 events

1. 2026-06-18
   days on market $109,000 Active 195 DOM
2. 2026-06-17
   days on market $109,000 Active 194 DOM
3. 2026-06-16
   days on market $109,000 Active 193 DOM
4. 2026-06-15
   pricedays on market $109,000 Active 192 DOM
5. 2026-06-14
   days on market $119,000 Active 190 DOM
6. 2026-06-13
   days on market $119,000 Active 189 DOM
7. 2026-06-10
   days on market $119,000 Active 187 DOM
8. 2026-06-09
   days on market $119,000 Active 186 DOM
9. 2026-06-08
   days on market $119,000 Active 185 DOM
10. 2026-06-07
    days on market $119,000 Active 184 DOM
11. 2026-06-03
    days on market $119,000 Active 180 DOM
12. 2026-05-31
    days on market $119,000 Active 179 DOM
13. 2026-05-30
    days on market $119,000 Active 178 DOM
14. 2026-04-17
    price $119,000
15. 2026-01-07
    status Active
16. 2025-12-31
    historical Active - Backup
17. 2025-12-14
    status Active
18. 2025-12-10
    historical Active - Backup
19. 2025-12-03
    listed $130,000 Active
20. 2022-01-21
    soldstatus $92,000 Sold 960-char remark

    Show marketing remark (960 chars)

    Beautiful home with numerous updates in great all-ages community! This could be just the one you have been waiting for! Home is in move-in ready condition with new vinyl plank flooring, tape and textured walls (not paneling) and paint. Home features vaulted ceilings with modern fans, a large galley style kitchen with lots of newer cabinets/ counter space, newer high-end appliances, breakfast nook with sunny south facing windows and separate dining room. Large master bedroom with walk in closet and fabulous on-suite master bathroom complete with a huge jetted tub, separate shower and large vanity. Dedicated laundry room features newer high-end front load washer/ dryer and storage. Fully fenced yard with mature trees, garden area and beautiful landscaping. Composite decking material comes included so you can rebuild the deck. Large shed for storage also included. This home is a great find in an all-ages park! Financing is available, so call today!

21. 2022-01-07
    historical Active - Backup 960-char remark

    Show marketing remark (960 chars)

    Beautiful home with numerous updates in great all-ages community! This could be just the one you have been waiting for! Home is in move-in ready condition with new vinyl plank flooring, tape and textured walls (not paneling) and paint. Home features vaulted ceilings with modern fans, a large galley style kitchen with lots of newer cabinets/ counter space, newer high-end appliances, breakfast nook with sunny south facing windows and separate dining room. Large master bedroom with walk in closet and fabulous on-suite master bathroom complete with a huge jetted tub, separate shower and large vanity. Dedicated laundry room features newer high-end front load washer/ dryer and storage. Fully fenced yard with mature trees, garden area and beautiful landscaping. Composite decking material comes included so you can rebuild the deck. Large shed for storage also included. This home is a great find in an all-ages park! Financing is available, so call today!

22. 2021-12-14
    status Active 960-char remark

    Show marketing remark (960 chars)

    Beautiful home with numerous updates in great all-ages community! This could be just the one you have been waiting for! Home is in move-in ready condition with new vinyl plank flooring, tape and textured walls (not paneling) and paint. Home features vaulted ceilings with modern fans, a large galley style kitchen with lots of newer cabinets/ counter space, newer high-end appliances, breakfast nook with sunny south facing windows and separate dining room. Large master bedroom with walk in closet and fabulous on-suite master bathroom complete with a huge jetted tub, separate shower and large vanity. Dedicated laundry room features newer high-end front load washer/ dryer and storage. Fully fenced yard with mature trees, garden area and beautiful landscaping. Composite decking material comes included so you can rebuild the deck. Large shed for storage also included. This home is a great find in an all-ages park! Financing is available, so call today!

23. 2021-12-06
    historical Active - Backup 960-char remark

    Show marketing remark (960 chars)

    Beautiful home with numerous updates in great all-ages community! This could be just the one you have been waiting for! Home is in move-in ready condition with new vinyl plank flooring, tape and textured walls (not paneling) and paint. Home features vaulted ceilings with modern fans, a large galley style kitchen with lots of newer cabinets/ counter space, newer high-end appliances, breakfast nook with sunny south facing windows and separate dining room. Large master bedroom with walk in closet and fabulous on-suite master bathroom complete with a huge jetted tub, separate shower and large vanity. Dedicated laundry room features newer high-end front load washer/ dryer and storage. Fully fenced yard with mature trees, garden area and beautiful landscaping. Composite decking material comes included so you can rebuild the deck. Large shed for storage also included. This home is a great find in an all-ages park! Financing is available, so call today!

24. 2021-11-30
    listed $92,000 Active 960-char remark

    Show marketing remark (960 chars)

    Beautiful home with numerous updates in great all-ages community! This could be just the one you have been waiting for! Home is in move-in ready condition with new vinyl plank flooring, tape and textured walls (not paneling) and paint. Home features vaulted ceilings with modern fans, a large galley style kitchen with lots of newer cabinets/ counter space, newer high-end appliances, breakfast nook with sunny south facing windows and separate dining room. Large master bedroom with walk in closet and fabulous on-suite master bathroom complete with a huge jetted tub, separate shower and large vanity. Dedicated laundry room features newer high-end front load washer/ dryer and storage. Fully fenced yard with mature trees, garden area and beautiful landscaping. Composite decking material comes included so you can rebuild the deck. Large shed for storage also included. This home is a great find in an all-ages park! Financing is available, so call today!

25. 2001-08-21
    soldstatus $60,500 356-char remark

    Show marketing remark (356 chars)

    What modular! Big and beautiful, 3 bedrooms and the den could be a 4th, just need a closet. Owner needs quick sale, being transferred out of state. Price includes, gas range/oven, refrigerator, 2 ceilings fans, dishwasher, all window coverings. House is sitting on huge lot. Lot rent is $320/month. Buyer must have park approval before sale can go through.

26. 2001-04-10
    listed $60,500 356-char remark

    Show marketing remark (356 chars)

    What modular! Big and beautiful, 3 bedrooms and the den could be a 4th, just need a closet. Owner needs quick sale, being transferred out of state. Price includes, gas range/oven, refrigerator, 2 ceilings fans, dishwasher, all window coverings. House is sitting on huge lot. Lot rent is $320/month. Buyer must have park approval before sale can go through.

ⓘ 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: $369 · $31/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$230/yr (+$19/mo · 62.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,662
• − Mortgage interest: −$6,106
• − Property taxes: −$369
• − Insurance: −$545
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$3,171
• Taxable income: $13,045
• Est. tax owed @ 24.0%: −$3,131
• After-tax cash flow: $10,949/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: 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

+96.7% since first listed

13 events — show timeline

• 2026-04-17 Price Changed $119,000 IRES
• 2026-01-07 Relisted — IRES
• 2025-12-31 Contingent — IRES
• 2025-12-14 Relisted — IRES
• 2025-12-10 Contingent — IRES
• 2025-12-03 Listed $130,000 IRES
• 2022-01-21 Sold (MLS) $92,000 IRES
• 2022-01-07 Contingent — IRES
• 2021-12-14 Relisted — IRES
• 2021-12-06 Contingent — IRES
• 2021-11-30 Listed $92,000 IRES
• 2001-08-21 Sold (MLS) $60,500 IRES
• 2001-04-10 Listed $60,500 IRES

Property tax history

+2.8%/yr

Latest (2025): $369 · +353.6% YoY. Source: county tax records.