10910 Turner Blvd #45 · Firestone, CO 80504

$79,999

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 142 Days on market

Built 1994 Est $71k · 13% over

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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
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to River Valley MHC! This spacious 3-bedroom, 2-bath home offers 1,216 sq. ft. of open, light-filled living with soaring vaulted ceilings that create an airy, inviting feel throughout. Step into the family room where new luxury vinyl plank flooring pairs beautifully with abundant natural light, making the space perfect for relaxing or entertaining. The kitchen features a generous amount of cabinetry, a functional eat-in layout, skylights that flood the space with sunshine, and included appliances-making this an easy, stress-free move. The primary suite is a true retreat, offering plenty of room to unwind along with a ceiling fan and a stunning en-suite bath complete with double sink

Key facts

• Double sinks
• En-suite bath
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• LUXURY VINYL PLANK FLOORING
• GENEROUS AMOUNT OF CABINETRY
• SKYLIGHTS
• EN-SUITE BATH
• DOUBLE SINKS

Property features AI

Finance

• Other: Builder: Titan; Annual tax noted
• HOA & community: No association fees or transfer fees

Exterior

• Parking: No garage; No designated parking features
• Utilities: Public sewer; Natural gas available; Electricity available; Water meter installed
• Home design: Manufactured in park; Manufactured home
• Construction: Vinyl siding; Composition roof
• Exterior features: Land lease; Storage structure

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fans
• Interior features: Eat-in kitchen; Open floor plan; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.6% vs local median 2.9% in Firestone — 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 (#44 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• St. Vrain Valley School District No. Re1J (suburban): math 32% / reading 51% proficiency, ranked #23 of 86 in CO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grand View Elementary (math 15% / reading 37%, grade F, #581 of 966 statewide, top 61%, 444 students, 27% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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: 2.91% ✓
• Cap rate: 26.64%
• Cash-on-cash: 72.67%
• DSCR: 4.23
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $70,528
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10910 Turner Blvd #133	0.16mi	3/2.0	1,216 (0%)	6mo	$70,000	$58	88
10910 Turner Blvd #86	0.06mi	2/2.0 (-1)	1,280 (+5%)	10mo	$69,000	$54	75
10910 Turne Blvd	0.08mi	3/2.0	1,280 (+5%)	24mo	$98,000	$77	68

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 69.1%
• Equity multiple: 3.97×
• Total profit: $66,595
• Equity at exit: $11,928

10-year hold

• IRR: 72.3%
• Equity multiple: 7.38×
• Total profit: $142,819
• Equity at exit: $6,917

Cash invested: $22,400 (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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,330 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $1,356

Break-even live

Break-even rent $613

Max offer price $79,999

Occupancy floor 37%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10910 Turner Blvd #70 Longmont, CO	3.0	2.0	1152	$1,999	$1.74	21d	1	0.07mi
10692 Durango Pl Longmont, CO	3.0	2.0	1500	$2,395	$1.60	21d	1	0.19mi
10426 Durango Pl Longmont, CO	3.0	2.0	1500	$2,350	$1.57	21d	1	0.34mi
10670 Jake Jabs Blvd Firestone, CO	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	13d	26	0.64mi

Listing history 22 events

1. 2026-06-18
   days on market $79,999 Active 142 DOM
2. 2026-06-17
   days on market $79,999 Active 141 DOM
3. 2026-06-16
   days on market $79,999 Active 140 DOM
4. 2026-06-15
   days on market $79,999 Active 139 DOM
5. 2026-06-14
   days on market $79,999 Active 137 DOM
6. 2026-06-13
   days on market $79,999 Active 136 DOM
7. 2026-06-09
   days on market $79,999 Active 133 DOM
8. 2026-06-09
   days on market $79,999 Active 132 DOM
9. 2026-06-07
   days on market $79,999 Active 131 DOM
10. 2026-06-02
    days on market $79,999 Active 126 DOM
11. 2026-06-01
    days on market $79,999 Active 125 DOM
12. 2026-05-31
    days on market $79,999 Active 124 DOM
13. 2026-05-30
    days on market $79,999 Active 123 DOM
14. 2026-04-13
    price $79,999
15. 2026-03-04
    price $89,000
16. 2026-01-27
    listed $95,000 Active
17. 2006-04-07
    historical
18. 2005-10-12
    listed $32,000
19. 2005-10-12
    historical
20. 2005-04-08
    listed $32,000
21. 2005-03-22
    historical
22. 2004-03-22
    listed $35,000

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$65/yr (+$5/mo · 17.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,958
• − Mortgage interest: −$4,481
• − Property taxes: −$375
• − Insurance: −$400
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$2,327
• Taxable income: $15,901
• Est. tax owed @ 24.0%: −$3,816
• After-tax cash flow: $12,461/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: St. Vrain Valley School District No. Re1J
• NCES district ID: 0805370
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $71,571
• Composite: 37.73/100
• National rank: #4353
• State rank: #23 of 86 in CO

Livability — Firestone

• Score: 73/100
• State rank: #44
• US rank: #5060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Weld County · 332,652 people
• City population: 1,684
• Metro: Greeley, CO
• Population (ZIP): 63,451
• Household income: $113,643
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1028.0

Population outlook (Weld County) Hauer SSP2

• Today (2025): 351,957 people
• By 2030: 385,304 · +9.5%
• By 2040: 451,818 · +28.4%
• By 2050: 514,478 · +46.2%
• By 2075: 648,733 · +84.3%
• By 2100: 720,400 · +104.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 1%

Political lean MEDSL · Weld

• 2024 margin: Strong R (+21.0) · D 38.2% · R 59.2% · Other 2.6%
• 2008→2024 swing: -12.2pp toward R · 2008: -8.7pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+18.0 2016: R+22.4 2012: R+13.2 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -534.45%
• Current HPI: 245.1351
• Rent YoY: ▼ -2.34%
• Metro: Greeley, 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

+128.6% since first listed

9 events — show timeline

• 2026-04-13 Price Changed $79,999 IRES
• 2026-03-04 Price Changed $89,000 IRES
• 2026-01-27 Listed $95,000 IRES
• 2006-04-07 Listing Removed — IRES
• 2005-10-12 Listing Removed — IRES
• 2005-10-12 Listed $32,000 IRES
• 2005-04-08 Listed $32,000 IRES
• 2005-03-22 Listing Removed — IRES
• 2004-03-22 Listed $35,000 IRES

Property tax history

+9.6%/yr

Latest (2025): $375 · +167.9% YoY. Source: county tax records.