1400 S Collyer St #301 · Longmont, CO 80501

$59,999

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 308 Days on market

Built 1974 3,049 sqft lot Est $96k · 37% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tired of paying 100% interest with renting? WALK INTO INSTANT EQUITY! This home recently appraised for almost. .. .. $98000.00 Don't miss this instant equity situation! Welcome home to this refreshed mobile home in the Country Side Village an All Ages Community in Longmont! This home offers unique floor plans, ample parking, extra storage and so much more. Upon entering this home, you will notice an elevated dining area, that overlooks the main living area, with ample natural light. As you enter into the kitchen you will notice cabinet space as well as updated appliances. You will notice the rooms are spacious and inviting. Outside, you have additional storage that also doubles as a private

Key facts

• Updated appliances
• Unique floor plans
• Extra storage

Tags

• UNIQUE FLOOR PLANS
• AMPLE PARKING
• EXTRA STORAGE
• ELEVATED DINING AREA
• NATURAL LIGHT
• UPDATED APPLIANCES

Property features AI

Finance

• Other: Privately maintained road to county standards; Minimal flood risk (C rating)

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water (meter installed); Public sewer; Natural gas available (XCEL); Electricity available; Cable available; Satellite available; High-speed internet available
• Home design: Manufactured in park; Mobile home; Level lot; Level driveway
• Construction: Frame construction with metal siding; Under carriage: UBC; Metal and rubber roof
• Exterior features: Land lease; Storage structure

Interior

• Kitchen: Electric range; Refrigerator; Disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Separate dining room; Open floor plan; Workshop; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $927 ($11k/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: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.8% vs local median 2.6% in Longmont — 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 77/100 on livability (#24 in CO, #2,736 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: crime 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: Burlington Elementary School (math 24% / reading 42%, grade F, #458 of 966 statewide, top 48%, 334 students, 52% FRL); Niwot High School (math 51% / reading 71%, grade C+, #51 of 381 statewide, top 13%, 1,355 students, 26% FRL).
• Market conditions: Rents flat; 174 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% 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 308 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
6. 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.
7. 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.
8. 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: 2.83% ✓
• Cap rate: 24.83%
• Cash-on-cash: 66.20%
• DSCR: 3.95
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $95,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 S Collyer St #172	0.00mi	2/1.0	924 (+10%)	2mo	$56,000	$61	82
1400 S Collyer St #204	0.00mi	2/2.0	924 (+10%)	9mo	$105,000	$114	72

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 · 0.64% rent growth · sell at horizon

5-year hold

• IRR: 62.8%
• Equity multiple: 3.70×
• Total profit: $45,387
• Equity at exit: $8,946

10-year hold

• IRR: 66.5%
• Equity multiple: 6.97×
• Total profit: $100,211
• Equity at exit: $5,188

Cash invested: $16,800 (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 80501

• Rents YoY: 0.6%
• Active inventory: 174
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $927

Break-even live

Break-even rent $525

Max offer price $59,999

Occupancy floor 40%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1328 S Coffman St Unit 1 Longmont, CO	3.0	1.0	966	$1,745	$1.81	21d	1	0.41mi
1328 S Coffman St Longmont, CO	3.0	1.0	966	$1,795	$1.86	14d	2	0.41mi
1344 S Coffman St Longmont, CO	2.0	1.0	750	$1,295	$1.73	14d	1	0.43mi
1353 S Coffman St Longmont, CO	2.0	1.0	804	$1,925	$2.39	14d	1	0.46mi
1403 Lefthand Dr Longmont, CO	2.0	1.0	810	$1,645	$2.03	14d	1	0.98mi
732 Delaware Ave Unit A Longmont, CO	2.0	1.0	875	$1,600	$1.83	21d	1	1.16mi
808 Delaware Ave Unit D Longmont, CO	2.0	1.0	700	$1,300	$1.86	21d	1	1.17mi
720 Fairlane Ave Longmont, CO	2.0	1.0	828	$1,775	$2.14	21d	3	1.17mi

Listing history 19 events

1. 2026-06-18
   days on market $59,999 Active 308 DOM
2. 2026-06-17
   days on market $59,999 Active 307 DOM
3. 2026-06-16
   days on market $59,999 Active 306 DOM
4. 2026-06-15
   days on market $59,999 Active 305 DOM
5. 2026-06-14
   days on market $59,999 Active 303 DOM
6. 2026-06-13
   days on market $59,999 Active 302 DOM
7. 2026-06-09
   days on market $59,999 Active 299 DOM
8. 2026-06-09
   days on market $59,999 Active 298 DOM
9. 2026-06-07
   days on market $59,999 Active 297 DOM
10. 2026-06-02
    days on market $59,999 Active 292 DOM
11. 2026-06-01
    days on market $59,999 Active 291 DOM
12. 2026-05-31
    days on market $59,999 Active 290 DOM
13. 2026-05-30
    days on market $59,999 Active 289 DOM
14. 2026-03-27
    price $59,999
15. 2026-03-12
    price $65,000
16. 2025-10-17
    status Active
17. 2025-10-17
    price $67,000
18. 2025-09-03
    historical Active - Backup
19. 2025-08-14
    listed $56,000 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 ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,375
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$1,745
• Taxable income: $10,809
• Est. tax owed @ 24.0%: −$2,594
• After-tax cash flow: $8,527/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 — Longmont

• Score: 77/100
• State rank: #24
• US rank: #2736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longmont, CO
• County: Boulder County · 271,666 people
• City population: 143,444
• Metro: Boulder, CO
• Population (ZIP): 44,147
• Household income: $80,911
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1958.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 31% Two or more races 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -567.24%
• Current HPI: 268.454
• Rent YoY: ▲ 0.64%
• Metro: Boulder, 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

+7.1% since first listed

6 events — show timeline

• 2026-03-27 Price Changed $59,999 IRES
• 2026-03-12 Price Changed $65,000 IRES
• 2025-10-17 Relisted — IRES
• 2025-10-17 Price Changed $67,000 IRES
• 2025-09-03 Contingent — IRES
• 2025-08-14 Listed $56,000 IRES

Property tax history

+4.4%/yr

Latest (2021): $91 · +7.9% YoY. Source: county tax records.