218 E 8th Ave · Longmont, CO 80504

$298,000

4 bd · 1.5 ba · 1,018 sqft · Condo public records · 1 Days on market

Built 1985 $285/mo HOA · 9% of rent

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Why this score? — see what drove the D+ 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Longmont Townhome with New A/C, New Carpet & Attached Oversized Garage! This 3-bedroom, 1 1/2-bath Townhome offers a bright and inviting floor plan with brand-new carpet, wood plank flooring in all three bedrooms, and durable tile flooring in the entryways, kitchen, and bathrooms. Freshly painted interior throughout home. Conveniently wired for First Light Internet. Stay comfortable year-round with a new air conditioning system. Step outside to enjoy the private fenced backyard, perfect for relaxing, gardening, or entertaining. Mature trees in the front and backyard create a welcoming setting and provide seasonal shade. Ideally situated within walking distance of parks and sc

Key facts

• New carpet
• New a/c
• Mature trees

Tags

• NEW A/C
• NEW CARPET
• PRIVATE FENCED BACKYARD
• MATURE TREES
• WALKING DISTANCE OF PARKS
• WALKING DISTANCE OF SCHOOLS

Property features AI

Finance

• Other: Pets allowed with private yard
• HOA & community: Weberland Condo HOA; Monthly HOA fee ($285) covering exterior maintenance, water, insurance, and sewer; Association has reserves; transfer fee applies

Exterior

• Parking: Attached garage (1 car)
• Utilities: City water (meter installed); Electricity available; Gas service: Xcel Energy; Sewer included in HOA
• Home design: Residential townhouse; Attached property; Two levels; Not new construction (previously owned); Near bus
• Construction: Frame construction; Composition roof
• Exterior features: Fenced yard; House faces west; Paved lot; City street frontage; Minimal flood risk (C rating)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Disposal
• Bedrooms: Three bedrooms (all conforming)
• Flooring: Wood
• Bathrooms: One full bath; One half bath
• Heating & cooling: Forced air heating; Central air; Ceiling fan(s)
• Interior features: Separate dining room; Fire alarm
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath condo listed at $298k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $298k).
• Cap rate 7.4% 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: Alpine Elementary School (math 24% / reading 32%, grade F, #540 of 966 statewide, top 57%, 418 students, 55% FRL); Skyline High School (math 25% / reading 46%, grade F, #207 of 381 statewide, top 54%, 1,354 students, 62% FRL) — zoned schools average 58% FRL vs 27% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).
• This rent runs 32% of the median local income ($114k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y ago; this cycle's ask is 126% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $133k; list at $298k implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $298,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.53×
• Total profit: $-39,209
• Equity at exit: $44,433

10-year hold

• IRR: -10.3%
• Equity multiple: 0.46×
• Total profit: $-45,157
• Equity at exit: $25,766

Cash invested: $83,440 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,037 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$124
• HOA: −$285
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $281

Break-even live

Break-even rent $2,681

Max offer price $298,000

Occupancy floor 86%

Sensitivity live

Price	-10% $450	-5% $365	+0% $281	+5% $197	+10% $112
Rent	-10% $41	-5% $161	+0% $281	+5% $401	+10% $521
Rate	-1.0pp $431	-0.5pp $357	base $281	+0.5pp $204	+1.0pp $125

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 E 2nd Ave Longmont, CO	3.0	1.0–2.0	965	$3,325	$3.44	14d	93	0.67mi
920 Cedar Pine Dr Firestone, CO	1.0–3.0	1.0–2.5	1051	$2,979	$2.83	14d	14	0.82mi
210 Emery St Longmont, CO	2.0–3.0	2.5	1492	$2,975	$1.99	14d	3	0.95mi
800 15th Ave Longmont, CO	2.0–3.0	2.0	1093	$2,228	$2.04	14d	5	1.43mi
1455 E 3rd Ave Longmont, CO	1.0–3.0	1.0–2.0	1078	$3,025	$2.80	14d	15	1.43mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Likely covers: internet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 695-char remark
2. 2026-06-18
   listed $298,000 Coming Soon 1 DOM

ⓘ 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: $1,754 · $146/mo
• Projected year-2 tax: $1,754 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $36,443
• − Mortgage interest: −$16,693
• − Property taxes: −$1,754
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,915
• − Management: −$2,915
• − HOA: −$3,420
• − Depreciation: −$8,669
• Taxable loss: −$1,414
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $3,712/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: Weld County · 332,652 people
• City population: 143,444
• 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 (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: 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 · 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: ▼ -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

+684.2% since first listed

10 events — show timeline

• 2026-06-18 Coming Soon $298,000 IRES
• 2001-05-04 Sold (Public Records) $133,000 Public Records
• 2001-05-01 Sold (MLS) $133,000 IRES
• 2001-02-24 Listed $132,000 IRES
• 1999-03-10 Sold (Public Records) $94,000 Public Records
• 1999-03-03 Sold (MLS) $94,000 IRES
• 1998-06-12 Listed $94,900 IRES
• 1995-08-29 Sold (Public Records) $83,500 Public Records
• 1995-01-12 Sold (Public Records) $73,000 Public Records
• 1991-05-21 Sold (Public Records) $38,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,754 · +16.5% YoY. Source: county tax records.