1865 Sandstone Ct · Loveland, CO 80537

$125,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 9 Days on market

Built 1998 Good condition

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well kept 3 bedroom, 2 bathroom home in Sunset Park in Loveland. Sunset Park is a nice and quiet 55 and over neighborhood. This home is in a tranquil cul-de-sac. It has a carport to help protect your car from the Colorado elements. Great looking large storage area built on to the side of the home. The home sits on the lot so that it gets a lot of natural light. Inside features an open feeling from the kitchen to the living room. Oven/Range, Dishwasher and Refrigerator all stay. Vaulted ceilings. Newer roof and mechanical. Large master bathroom. Sprinklers for the yard. Nearby shopping and dining. Easy access to I-25 or downtown Loveland. You will be hard pressed to find a nicer one! Cash only, as is sale.

Key facts

• Remodeled bathroom
• Remodeled kitchen
• Updated flooring

Tags

• REMODELED MANUFACTURED HOME
• UPDATED FLOORING
• REMODELED KITCHEN
• REMODELED BATHROOM
• PRIVATE OUTDOOR SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Located in a senior community; Land lease in effect (monthly land lease of $1,215; lease expiration July 1, 2126)

Exterior

• Parking: 1 parking space; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Manufactured home in a park; Individual ownership; Located in Sunset Park
• Construction: Frame construction; Composition roof; Aluminum skirting
• Exterior features: Covered front porch

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Disposal
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Vinyl
• Bathrooms: 2 bathrooms (1 full, 1 three-quarter), both on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Laminate countertops; 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 $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.8% 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.
• Zoned schools: Winona Elementary School (math 15% / reading 22%, grade F, #724 of 966 statewide, top 77%, 250 students, 68% FRL); Conrad Ball Middle School (math 17% / reading 22%, grade F, #207 of 270 statewide, top 79%, 294 students, 63% FRL); Mountain View High School (math 24% / reading 51%, grade F, #192 of 381 statewide, top 51%, 1,138 students, 35% FRL) — zoned schools average 55% FRL vs 29% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 38% district-wide (-13 pts) — the specific schools serving this property underperform the Thompson School District R-2J average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 283 active listings in the ZIP; 13 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 $864 of loan paydown is wiped out by about $4k 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 + 3.6% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.
• Current owner paid $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $125,000

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: 1.35% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $73,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1829 Sandstone Ct #77	0.03mi	3/2.0	1,296 (-4%)	0mo	$71,900	$55	92
1757 Sandstone Dr #132	0.08mi	3/2.0	1,344 (0%)	10mo	$95,000	$71	88
1759 Jade Dr #146	0.10mi	3/2.0	1,296 (-4%)	8mo	$60,000	$46	83
1711 Jade Dr #149	0.12mi	3/2.0	1,428 (+6%)	12mo	$64,000	$45	74
1166 Madison Ave #136	0.36mi	3/2.0	1,296 (-4%)	4mo	$48,000	$37	74
1234 Limestone Ave #97	0.09mi	3/2.0	1,512 (+12%)	2mo	$132,500	$88	74
1641 Garnet St #49	0.15mi	3/2.0	1,216 (-10%)	6mo	$38,000	$31	72
1726 Garnet St #126	0.09mi	3/2.0	1,512 (+12%)	4mo	$115,000	$76	71
1166 Madison Ave #244	0.36mi	3/2.0	1,232 (-8%)	4mo	$55,000	$45	66
1516 Sunset Pl #30	0.28mi	3/2.0	1,216 (-10%)	9mo	$12,000	$10	63
1166 Madison Ave #183	0.36mi	2/2.0 (-1)	1,248 (-7%)	12mo	$75,000	$60	56
1375 Sunset Pl #10	0.28mi	2/2.0 (-1)	1,148 (-15%)	8mo	$87,500	$76	51

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 · 3.57% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $10,868
• Equity at exit: $18,638

10-year hold

• IRR: 17.6%
• Equity multiple: 2.50×
• Total profit: $52,406
• Equity at exit: $10,808

Cash invested: $35,000 (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 80537

• Rents YoY: 3.6%
• Active inventory: 283
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $473

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 67%

Sensitivity live

Price	-10% $559	-5% $516	+0% $473	+5% $430	+10% $387
Rent	-10% $339	-5% $406	+0% $473	+5% $540	+10% $607
Rate	-1.0pp $536	-0.5pp $505	base $473	+0.5pp $441	+1.0pp $408

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 E 16th St Loveland, CO	2.0	1.5	900	$1,427	$1.59	24d	1	0.25mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	24d	1	0.26mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	14d	1	0.28mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	24d	1	0.30mi
1302 Nickel Dr Unit 1 Loveland, CO	3.0	1.0	950	$1,300	$1.37	24d	1	0.45mi
734 Madison Ave Loveland, CO	3.0	1.0	1200	$1,800	$1.50	14d	1	0.64mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,991	$2.36	14d	1	0.79mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,360	$2.52	14d	17	0.86mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	14d	1	1.00mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	24d	5	1.24mi
1116 Cleveland Ave Loveland, CO	2.0	1.0	1338	$1,345	$1.01	24d	1	1.28mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,335	$1.97	14d	1	1.35mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	24d	3	1.39mi

Listing history 8 events

1. 2026-06-18
   days on market $125,000 Active 9 DOM
2. 2026-06-17
   days on market $125,000 Active 8 DOM
3. 2026-06-16
   days on market $125,000 Active 7 DOM
4. 2026-06-15
   days on market $125,000 Active 6 DOM
5. 2026-06-14
   days on market $125,000 Active 4 DOM
6. 2026-06-13
   days on market $125,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $125,000 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,306
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$3,636
• Taxable income: $3,918
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $4,735/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 80/100 Cosmetic rehab

This move-in ready manufactured home has been thoughtfully updated with modern finishes and stylish upgrades, offering comfortable, low-maintenance living in a desirable 55+ community.

Value-add opportunities

• Both Painting exterior — Fresh paint can enhance curb appeal and value
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Both New outdoor lighting — Modern lighting can improve safety and curb appeal
• Both New flooring in bathrooms — Updated flooring can enhance the look and feel of the bathrooms

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Fresh paint can enhance curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both New outdoor lighting — Modern lighting can improve safety and curb appeal ↑
• Both New flooring in bathrooms — Updated flooring can enhance the look and feel of the bathrooms ↑

ⓘ 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: 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

• Census place: Loveland, CO
• County: Larimer County · 338,255 people
• City population: 94,535
• Metro: Fort Collins, CO
• Population (ZIP): 44,425
• Household income: $86,325
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1703.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -606.26%
• Current HPI: 253.4939
• Rent YoY: ▲ 3.57%
• 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

+8.7% since first listed

4 events — show timeline

• 2026-06-09 Listed $125,000 REColorado as Distributed by MLS Grid
• 2020-09-11 Sold (MLS) $105,000 IRES
• 2020-08-17 Contingent — IRES
• 2020-08-08 Listed $115,000 IRES