420 E 57th St #104 · Loveland, CO 80538

$89,500

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 63 Days on market

Built 1982 Est $70k · 27% over ↓ 22% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fully Remodeled 3 Bed / 2 Bath Mobile Home Move-In Ready Pet Friendly Like-new manufactured home with new roof, flooring, cabinetry, and custom tile bathrooms. Modern kitchen, open layout, and upgrades throughout-this one stands out! Beautifully updated 3-bedroom, 2-bathroom manufactured home featuring new flooring, new cabinetry throughout, custom tile bathrooms, and modern finishes. The open-concept layout includes a stylish kitchen with stainless steel appliances, Quartz countertops, and a large island, perfect for everyday living and entertaining. Recent upgrades include a new roof, new exterior paint, new light fixtures, and new plumbing fixtures, giving this home a fresh, like-new fee

Key facts

• Remodeled
• New flooring
• New cabinetry

Tags

• REMODELED
• MOVE IN READY
• NEW ROOF
• NEW FLOORING
• NEW CABINETRY
• CUSTOM TILE BATHROOMS

Property features AI

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water (meter installed); Natural gas available (Xcel); Electricity available; Cable available; Satellite available; Park trash service
• Home design: Manufactured in-park home; Mobile home; Level lot entry; Near bus service; Low carpet; Stall shower
• Construction: Frame construction; Composition roofing; Under carriage: HUD
• Exterior features: Patio; Partial fencing; Storage structure; Land lease community; Level lot with paved surfaces; Evergreen trees; Privately maintained road up to county standards; Minimal flood risk (C rating)

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Wall/window cooling units
• Interior features: Eat-in kitchen; Open floor plan; Kitchen island; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: Coyote Ridge Elementary School (math 24% / reading 62%, grade F, #300 of 966 statewide, top 32%, 264 students, 20% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $619 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $84,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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. 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: 2.16% ✓
• Cap rate: 18.44%
• Cash-on-cash: 43.37%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $70,224
• 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 #283	0.00mi	3/2.0	924 (0%)	1mo	$70,000	$76	99
420 E 57th St #203	0.00mi	3/1.0	938 (+2%)	5mo	$32,000	$34	89
420 E 57th Street #223	0.00mi	3/2.0	1,056 (+14%)	3mo	$99,000	$94	74
420 E 57th St	0.00mi	3/2.0	1,024 (+11%)	10mo	$113,000	$110	74
420 E 57th St #131	0.00mi	3/2.0	1,024 (+11%)	10mo	$113,000	$110	74
221 W 57th St Unit A3	0.45mi	3/1.5	938 (+2%)	2mo	$34,900	$37	73
5774 Sunnybrook Ct #23	0.25mi	2/2.0 (-1)	924 (0%)	14mo	$73,900	$80	72
5774 Sunnybrook Ct	0.25mi	2/2.0 (-1)	924 (0%)	14mo	$73,900	$80	72
221 W 57th St Unit 24A	0.69mi	3/2.0	910 (-2%)	2mo	$54,000	$59	64
221 W 57th St Unit B31	0.70mi	2/2.0 (-1)	938 (+2%)	14mo	$50,000	$53	48
221 W 57th St Unit 20B	0.69mi	2/1.0 (-1)	868 (-6%)	3mo	$35,000	$40	46
221 W 57th St Unit 34A	0.69mi	3/2.0	1,008 (+9%)	14mo	$69,000	$68	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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 40.4%
• Equity multiple: 2.73×
• Total profit: $43,426
• Equity at exit: $13,345

10-year hold

• IRR: 46.7%
• Equity multiple: 5.51×
• Total profit: $113,093
• Equity at exit: $7,738

Cash invested: $25,060 (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: $1,929 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $906

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 48%

Sensitivity live

Price	-10% $968	-5% $937	+0% $906	+5% $875	+10% $844
Rent	-10% $753	-5% $830	+0% $906	+5% $982	+10% $1,058
Rate	-1.0pp $951	-0.5pp $928	base $906	+0.5pp $883	+1.0pp $859

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	14d	1	0.55mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	14d	1	0.55mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	14d	1	0.60mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	24d	1	0.64mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	24d	1	0.67mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	24d	1	0.68mi
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

Listing history 29 events

1. 2026-06-18
   days on market $89,500 Active 63 DOM
2. 2026-06-17
   days on market $89,500 Active 62 DOM
3. 2026-06-16
   days on market $89,500 Active 61 DOM
4. 2026-06-15
   days on market $89,500 Active 60 DOM
5. 2026-06-14
   days on market $89,500 Active 58 DOM
6. 2026-06-13
   days on market $89,500 Active 57 DOM
7. 2026-06-10
   days on market $89,500 Active 55 DOM
8. 2026-06-09
   days on market $89,500 Active 54 DOM
9. 2026-06-08
   days on market $89,500 Active 53 DOM
10. 2026-06-07
    days on market $89,500 Active 52 DOM
11. 2026-06-03
    days on market $89,500 Active 48 DOM
12. 2026-06-02
    days on market $89,500 Active 47 DOM
13. 2026-06-01
    statusdays on market $89,500 Active 46 DOM
14. 2026-05-31
    days on market $89,500 Active Under Contract 45 DOM
15. 2026-05-30
    days on market $89,500 Active Under Contract 44 DOM
16. 2026-04-16
    listed $89,500 Active
17. 2026-03-27
    historical
18. 2026-03-25
    status Active
19. 2026-03-10
    historical Active Under Contract
20. 2026-02-14
    listed $95,000 Active
21. 2026-01-27
    historical
22. 2025-08-01
    listed $98,500 Active
23. 2025-01-03
    status Active
24. 2024-12-09
    status Pending
25. 2024-12-09
    historical
26. 2024-11-11
    price $92,000
27. 2024-09-09
    listed $115,900 Active
28. 2024-08-31
    historical
29. 2024-07-23
    listed $115,000 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 · 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: $23,153
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$2,604
• Taxable income: $10,042
• Est. tax owed @ 24.0%: −$2,410
• After-tax cash flow: $8,459/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

-22.2% since first listed

14 events — show timeline

• 2026-04-16 Listed $89,500 IRES
• 2026-03-27 Listing Removed — IRES
• 2026-03-25 Relisted — IRES
• 2026-03-10 Contingent — IRES
• 2026-02-14 Listed $95,000 IRES
• 2026-01-27 Listing Removed — IRES
• 2025-08-01 Listed $98,500 IRES
• 2025-01-03 Relisted — IRES
• 2024-12-09 Pending — IRES
• 2024-12-09 Listing Removed — IRES
• 2024-11-11 Price Changed $92,000 IRES
• 2024-09-09 Listed $115,900 IRES
• 2024-08-31 Listing Removed — IRES
• 2024-07-23 Listed $115,000 IRES

Property tax history

+2.0%/yr

Latest (2021): $52 · +11.0% YoY. Source: county tax records.