4 Pine St · Federal Heights, CO 80260

$59,900

2 bd · 2.0 ba · 924 sqft · Manufactured · 96 Days on market

Built 1976 Good condition Est $66k · 9% under ↓ 8% since listing

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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
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2-bedroom, 2-bath home, offering convenient access to dining, shopping, and nearby parks. This inviting home combines comfort, functionality, and a desirable location within a well-kept community. Home includes both the existing functional stove and a brand-new stove, giving buyers the flexibility to install and customize to their preference. Buyers must be approved by the park office for the lot lease and are required to submit an application and obtain approval within 7 days of contract acceptance.

Key facts

• 4 parking spots
• Built 1976
• Listed 95 days

Property features AI

Finance

• HOA & community: Land lease payment of $1,206 monthly (lease expires April 1, 2026)

Exterior

• Parking: Total of 4 parking spaces; 3 covered carport spaces
• Utilities: Community sewer
• Home design: Manufactured in-park home; Manufactured home; Individual ownership
• Construction: Metal siding
• Exterior features: Composition roof; Lot in a land-lease community (monthly land lease)

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dryer; Microwave; Range; Refrigerator; Washer
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.7% vs local median 4.2% in Federal Heights — 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 76/100 on livability (#28 in CO, #3,380 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, crime F.
• Adams 12 Five Star Schools (suburban): math 31% / reading 46% proficiency, ranked #26 of 86 in CO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Federal Heights Elementary School (math 2% / reading 8%, grade F, #958 of 966 statewide, top 100%, 414 students, 87% FRL); Northglenn Middle School (math 8% / reading 12%, grade F, #246 of 270 statewide, top 91%, 684 students, 85% FRL); Northglenn High School (math 16% / reading 38%, grade F, #257 of 381 statewide, top 68%, 1,959 students, 69% FRL) — zoned schools average 81% FRL vs 33% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 38% district-wide (-24 pts) — the specific schools serving this property underperform the Adams 12 Five Star Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 136 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 2.92% ✓
• Cap rate: 25.69%
• Cash-on-cash: 69.29%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $65,604
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 Cascade Dr	0.21mi	3/2.0 (+1)	952 (+3%)	2mo	$65,000	$68	78
2710 Warbler St	0.38mi	2/2.0	924 (0%)	5mo	$23,000	$25	78
2820 Oriole St	0.24mi	2/2.0	924 (0%)	13mo	$68,000	$74	78
9760 Peacock St	0.22mi	3/2.0 (+1)	896 (-3%)	9mo	$65,000	$73	72
2820 Cascade Dr	0.21mi	2/2.0	840 (-9%)	7mo	$75,000	$89	69
2620 Pheasant St	0.37mi	2/2.0	924 (0%)	20mo	$32,000	$35	66
2980 Hawk St	0.07mi	2/2.0	1,056 (+14%)	11mo	$69,500	$66	64
9400 El Ct	0.54mi	2/2.0	924 (0%)	15mo	$70,000	$76	62
2940 Hawk St	0.08mi	3/2.0 (+1)	1,056 (+14%)	7mo	$75,000	$71	62
2100 W 100th 212 Ave	0.65mi	2/1.0	924 (0%)	22mo	$35,000	$38	47
2100 W 100th Ave #394	0.65mi	2/2.0	1,056 (+14%)	8mo	$59,000	$56	39
2551 W 92nd Ave	0.67mi	3/2.0 (+1)	1,024 (+11%)	12mo	$104,200	$102	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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: 66.2%
• Equity multiple: 3.87×
• Total profit: $48,157
• Equity at exit: $8,931

10-year hold

• IRR: 69.8%
• Equity multiple: 7.34×
• Total profit: $106,390
• Equity at exit: $5,179

Cash invested: $16,772 (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 80260

• Rents YoY: 0.8%
• Active inventory: 136
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $968

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,010	-5% $989	+0% $968	+5% $948	+10% $927
Rent	-10% $830	-5% $899	+0% $968	+5% $1,038	+10% $1,107
Rate	-1.0pp $999	-0.5pp $984	base $968	+0.5pp $953	+1.0pp $937

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3323 W 96th Cir Westminster, CO	1.0–3.0	1.0–3.0	1190	$2,510	$2.11	2d	21	0.48mi
2700 W 103rd Ave Denver, CO	1.0–2.0	1.0–2.0	729	$1,970	$2.70	3d	13	0.52mi
10251 Zuni St Denver, CO	1.0–2.0	1.0–2.0	800	$1,724	$2.15	2d	16	0.58mi
10211 Ura Ln Thornton, CO	1.0–2.0	1.0	709	$1,325	$1.87	17d	3	0.70mi
1801 W 92nd Ave #754 Denver, CO	3.0	2.0	1123	$1,995	$1.78	5d	1	0.87mi
9151 Fontaine St Denver, CO	2.0	1.0	700	$1,313	$1.88	3d	1	0.93mi
9081 Federal Blvd Westminster, CO	2.0	1.0	855	$1,466	$1.72	3d	3	0.95mi
9050 N Elm Ct Unit 1 Federal Heights, CO	2.0	1.0	912	$1,745	$1.91	5d	1	1.00mi
8865 Federal Blvd #202 Denver, CO	2.0	1.0	1067	$1,700	$1.59	12d	1	1.22mi
8943 Mccoy Pl Westminster, CO	2.0	1.0	850	$1,550	$1.82	18d	1	1.38mi
8918 Mccoy Pl Unit 8906 Westminster, CO	2.0	1.0	800	$1,400	$1.75	5d	1	1.38mi
4901 W 93rd Ave Westminster, CO	1.0–2.0	1.0–2.0	981	$2,333	$2.38	2d	24	1.39mi
10701 Pecos St Northglenn, CO	1.0–2.0	1.0	650	$1,559	$2.40	2d	16	1.40mi
950 W 103rd Pl Northglenn, CO	2.0	1.0	820	$1,399	$1.71	25d	3	1.42mi
8670 Clay St Unit 4306 Westminster, CO	1.0	1.0	808	$1,576	$1.95	24d	1	1.47mi
8670 Clay St Unit 6301 Westminster, CO	3.0	2.0	1110	$2,325	$2.09	24d	1	1.47mi
8670 Clay St Unit 5309 Westminster, CO	2.0	2.0	1111	$2,206	$1.99	24d	1	1.47mi
8670 Clay St Unit 4312 Westminster, CO	2.0	1.0	1038	$1,891	$1.82	24d	1	1.47mi
8670 Clay St Unit 5107 Westminster, CO	2.0	2.0	951	$1,891	$1.99	24d	1	1.47mi
8670 Clay St Unit 7309 Westminster, CO	2.0	2.0	951	$1,761	$1.85	24d	1	1.47mi
8670 Clay St Unit 7220 Westminster, CO	2.0	1.0	1038	$1,761	$1.70	24d	1	1.47mi
8670 Clay St Unit 4211 Westminster, CO	3.0	2.0	1110	$2,186	$1.97	24d	1	1.47mi
8670 Clay St Unit 5201 Westminster, CO	3.0	2.0	1110	$2,550	$2.30	24d	1	1.47mi
747 W 96th Ave Denver, CO	3.0	1.0	864	$1,395	$1.61	25d	1	1.48mi
747 W 96th Ave Denver, CO	3.0	1.0	864	$1,395	$1.61	5d	1	1.48mi
8670 Clay St Unit 7219 Westminster, CO	3.0	2.0	1110	$2,373	$2.14	24d	1	1.48mi
8670 Clay St Unit 5307 Westminster, CO	2.0	2.0	951	$1,891	$1.99	5d	1	1.48mi
8670 Clay St Unit 7317 Westminster, CO	2.0	2.0	1111	$2,054	$1.85	24d	1	1.48mi
8670 Clay St Unit 7313 Westminster, CO	1.0	1.0	808	$1,839	$2.28	24d	1	1.48mi
8654 Decatur St #237 Westminster, CO	1.0	1.0	888	$1,450	$1.63	12d	1	1.48mi
707 W 96th Ave Thornton, CO	3.0	1.0	859	$1,350	$1.57	25d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $59,900 Active 96 DOM
2. 2026-06-18
   days on market $59,900 Active 93 DOM
3. 2026-06-17
   days on market $59,900 Active 92 DOM
4. 2026-06-16
   days on market $59,900 Active 91 DOM
5. 2026-06-15
   days on market $59,900 Active 90 DOM
6. 2026-06-13
   days on market $59,900 Active 88 DOM
7. 2026-06-13
   days on market $59,900 Active 87 DOM
8. 2026-06-09
   days on market $59,900 Active 84 DOM
9. 2026-06-08
   days on market $59,900 Active 83 DOM
10. 2026-06-07
    days on market $59,900 Active 82 DOM
11. 2026-06-04
    days on market $59,900 Active 79 DOM
12. 2026-06-03
    days on market $59,900 Active 78 DOM
13. 2026-06-02
    days on market $59,900 Active 77 DOM
14. 2026-06-01
    days on market $59,900 Active 76 DOM
15. 2026-05-31
    days on market $59,900 Active 75 DOM
16. 2026-05-01
    price $59,900
17. 2026-05-01
    price $59,000
18. 2026-03-17
    listed $65,000 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,998
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$1,743
• Taxable income: $11,342
• Est. tax owed @ 24.0%: −$2,722
• After-tax cash flow: $8,899/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with a good ROI potential for both resale and rental markets. It requires some exterior painting and landscaping improvements to maximize its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Improves curb appeal and enhances property value
• Resale Replace worn-out flooring — New flooring can significantly improve the home's appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Improves curb appeal and enhances property value ↑
• Resale Replace worn-out flooring — New flooring can significantly improve the home's appearance and value ↑

ⓘ 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: Adams 12 Five Star Schools
• NCES district ID: 0806900
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $67,478
• Composite: 34.87/100
• National rank: #5086
• State rank: #26 of 86 in CO

Livability — Federal Heights

• Score: 76/100
• State rank: #28
• US rank: #3380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Federal Heights, CO
• County: Adams County · 464,133 people
• City population: 34,677
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 34,677
• Household income: $61,852
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1521.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 598,184 people
• By 2030: 651,880 · +9.0%
• By 2040: 759,778 · +27.0%
• By 2050: 862,889 · +44.3%
• By 2075: 1,085,994 · +81.5%
• By 2100: 1,211,318 · +102.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 26% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 53% English-only · Spanish 42% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Adams

• 2024 margin: Lean D (+9.0) · D 53.2% · R 44.1% · Other 2.7%
• 2008→2024 swing: -9.3pp toward R · 2008: 18.4pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+16.3 2016: D+7.2 2012: D+15.1 2008: D+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.84%
• Current HPI: 285.4552
• Rent YoY: ▲ 0.77%
• Metro: Denver-Aurora-Lakewood, 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

-7.8% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $59,900 REColorado as Distributed by MLS Grid
• 2026-05-01 Price Changed $59,000 REColorado as Distributed by MLS Grid
• 2026-03-17 Listed $65,000 REColorado as Distributed by MLS Grid