221 W 57th St Unit 37A · Loveland, CO 80538

$74,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 30 Days on market

Built 2001 Est $83k · 10% under

---

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
• ARV discount +12.1/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Your home search stops here, this one checks all the boxes! Great 2 bed, 2 bath home in a very nice and well kept 55 and older park! First you park in your assigned spaces, which are directly out front of the home, then enter under the fully covered entryway/ front deck. Home features newer (freshly cleaned) carpet, and great open layout. Split bedroom floorplan with one bedroom and a full bath at each end of the home. Both bathrooms have skylights, ADA height toilets, and primary has huge tub with separate low step shower. Kitchen has a great layout with all the appliances included, including the range, dishwasher, refrigerator, microwave and smaller chest freezer. Separate laundry room wi

Key facts

• Appliances included
• Great layout kitchen
• Built 2001

Tags

• FULLY COVERED ENTRYWAY
• SPLIT BEDROOM FLOORPLAN
• SKYLIGHTS IN BATHROOMS
• HUGE TUB WITH SEPARATE SHOWER
• GREAT LAYOUT KITCHEN
• APPLIANCES INCLUDED

Property features AI

Finance

• Other: Minimal flood risk (C rating); Located in the northeast section of the park; Builder: Coronado; Near bus access; Level drive; Stall shower (accessibility)
• HOA & community: No association fees

Exterior

• Parking: No garage; No dedicated parking features listed
• Utilities: City water with meter installed; Public sewer; Natural gas available (Xcel); Electricity available; Cable and satellite available; High-speed internet available; Underground utilities; Private trash service
• Home design: Manufactured in park; Manufactured home
• Construction: Frame construction; Composition (fiberglass) roof
• Exterior features: Patio; Deck; Storage; Level lot; Paved; Gutters; Sidewalks; Street light; House faces east

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Freezer; Kitchen island; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floor plan; Walk-in closet(s); Kitchen island; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $946 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.4% 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.
• Market conditions: Rents rising (+3.1%/yr); 436 active listings in the ZIP; 11 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $73,776 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.36% ✓
• Cap rate: 21.44%
• Cash-on-cash: 54.11%
• DSCR: 3.41
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $83,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 W 57th St #42	0.08mi	2/2.0	1,056 (0%)	2mo	$89,900	$85	94
605 W 57th St	0.08mi	2/2.0	1,056 (0%)	2mo	$89,900	$85	94
605 W 57th St #6	0.08mi	2/2.0	1,088 (+3%)	1mo	$81,000	$74	90
605 W 57th St #64	0.08mi	2/2.0	1,024 (-3%)	1mo	$89,000	$87	90
605 W 57th St #34	0.08mi	2/2.0	1,088 (+3%)	2mo	$74,999	$69	89
605 W 57th St #20	0.08mi	2/2.0	1,088 (+3%)	6mo	$86,200	$79	86
221 W 57th St Unit 24A	0.00mi	3/2.0 (+1)	910 (-14%)	2mo	$54,000	$59	71
221 W 57th St Unit A3	0.24mi	3/1.5 (+1)	938 (-11%)	2mo	$34,900	$37	62
420 E 57th Street #223	0.69mi	3/2.0 (+1)	1,056 (0%)	3mo	$99,000	$94	61
420 E 57th St #297	0.69mi	3/2.0 (+1)	1,078 (+2%)	4mo	$110,000	$102	56
420 E 57th St #283	0.69mi	3/2.0 (+1)	924 (-12%)	1mo	$70,000	$76	41
420 E 57th St #203	0.69mi	3/1.0 (+1)	938 (-11%)	5mo	$32,000	$34	36

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: 52.4%
• Equity multiple: 3.30×
• Total profit: $48,275
• Equity at exit: $11,168

10-year hold

• IRR: 57.7%
• Equity multiple: 6.74×
• Total profit: $120,338
• Equity at exit: $6,476

Cash invested: $20,972 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$393
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $946

Break-even live

Break-even rent $570

Max offer price $74,900

Occupancy floor 41%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	$1,850	$1.79	23d	1	0.39mi
4952 Basswood Dr Loveland, CO	2.0	1.0	930	$1,619	$1.74	14d	1	0.68mi
4950 Basswood Dr Unit 4952 Loveland, CO	2.0	1.0	930	$1,495	$1.61	14d	1	0.68mi
4927 Basswood Dr Loveland, CO	2.0	1.0	900	$1,695	$1.88	14d	1	0.69mi
4885 Basswood Dr Loveland, CO	2.0	2.0	894	$1,595	$1.78	23d	1	0.75mi
4832 Basswood Dr Unit 4838 Loveland, CO	2.0	1.0	936	$1,300	$1.39	23d	1	0.77mi
4838 Basswood Dr Loveland, CO	2.0	1.0	936	$1,433	$1.53	23d	1	0.77mi
4830 N Grant Ave Loveland, CO	1.0–3.0	1.0–2.0	866	$1,662	$1.92	23d	1	0.81mi
1375 W 45th St Loveland, CO	3.0	2.0	1221	$2,480	$2.03	23d	1	1.04mi
171 E 42nd St Loveland, CO	1.0	1.5	889	$1,900	$2.14	23d	1	1.23mi
1691 Oak Creek Dr Loveland, CO	2.0	2.5	1152	$1,850	$1.61	21d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $74,900 Active 30 DOM
2. 2026-06-17
   days on market $74,900 Active 29 DOM
3. 2026-06-16
   days on market $74,900 Active 28 DOM
4. 2026-06-15
   days on market $74,900 Active 27 DOM
5. 2026-06-14
   days on market $74,900 Active 25 DOM
6. 2026-06-13
   days on market $74,900 Active 24 DOM
7. 2026-06-10
   days on market $74,900 Active 22 DOM
8. 2026-06-09
   days on market $74,900 Active 21 DOM
9. 2026-06-08
   days on market $74,900 Active 20 DOM
10. 2026-06-07
    days on market $74,900 Active 19 DOM
11. 2026-06-03
    days on market $74,900 Active 15 DOM
12. 2026-06-02
    days on market $74,900 Active 14 DOM
13. 2026-06-01
    days on market $74,900 Active 13 DOM
14. 2026-05-31
    days on market $74,900 Active 12 DOM
15. 2026-05-30
    days on market $74,900 Active 11 DOM
16. 2026-05-18
    listed $74,900 Active
17. 2005-02-25
    historical
18. 2004-04-06
    listed $28,000

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$98/yr (+$8/mo · 31.2%)

ⓘ 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 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,203
• − Mortgage interest: −$4,196
• − Property taxes: −$314
• − Insurance: −$374
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$2,179
• Taxable income: $10,747
• Est. tax owed @ 24.0%: −$2,579
• After-tax cash flow: $8,769/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

+167.5% since first listed

3 events — show timeline

• 2026-05-18 Listed $74,900 IRES
• 2005-02-25 Listing Removed — IRES
• 2004-04-06 Listed $28,000 IRES

Property tax history

+5.7%/yr

Latest (2025): $314 · +279.2% YoY. Source: county tax records.