704 Meadow Lark Dr · Lafayette, CO 80026

$68,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 34 Days on market

Built 1976 Good condition 1,306 sqft lot Est $74k · 8% under $1000/mo HOA · 51% of rent ↓ 3% since listing

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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 +19.7/30.0
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +6.2/10.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2 bedroom 2 bathroom home in Desirable area. Stainless Steel appliances and updated kitchen.

Key facts

• Updated kitchen
• 1,306 sq ft lot
• Parking

Tags

• STAINLESS STEEL APPLIANCES
• UPDATED KITCHEN

Property features AI

Finance

• Financial info: Home is on a land lease (monthly fee $1,000) with lease expiration listed as November 6, 2025
• HOA & community: Arbordale Acre homeowners association with professional management; Monthly association/land-lease fee of $1,000 ($12,000 annually); Pets allowed: cats and dogs

Exterior

• Parking: Space for 1 vehicle; Concrete parking surface
• Utilities: Public sewer
• Home design: Manufactured home in a park; Individual ownership; Single-story (manufactured) home
• Construction: Composition roof
• Exterior features: Paved road access; Lot within a park setting, lot number 704

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Located in the Arbordale Acres mobile home park; Faces west

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $79 ($949/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.6% in Lafayette — 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 85/100 on livability (#1 in CO, #566 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Alicia Sanchez International School (math 5% / reading 22%, grade F, #824 of 966 statewide, top 88%, 343 students, 74% FRL); Angevine Middle School (math 29% / reading 47%, grade F, #90 of 270 statewide, top 34%, 661 students, 44% FRL); Centaurus High School (math 54% / reading 74%, grade B-, #38 of 381 statewide, top 10%, 1,525 students, 32% FRL) — zoned schools average 50% FRL vs 16% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 58% district-wide (-20 pts) — the specific schools serving this property underperform the Boulder Valley School District No. Re2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 200 active listings in the ZIP; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.88% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 2.9

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
277 Skylark Cir	0.25mi	2/1.0	928 (+0%)	1mo	$75,000	$81	83
804 Meadowlark Cv	0.16mi	2/2.0	938 (+2%)	8mo	$80,000	$85	83
304 Skylark Cir	0.20mi	3/2.0 (+1)	924 (0%)	5mo	$82,000	$89	81
709 Cardinal Dr	0.15mi	3/2.0 (+1)	960 (+4%)	1mo	$104,000	$108	81
807 Flamingo Cv	0.17mi	2/1.0	980 (+6%)	11mo	$48,000	$49	69
723 Quail Dr	0.12mi	3/2.0 (+1)	952 (+3%)	20mo	$85,000	$89	68
723 Oriole Dr	0.10mi	3/2.0 (+1)	871 (-6%)	18mo	$20,000	$23	66
11990 E South Boulder Rd #143	0.48mi	3/2.0 (+1)	980 (+6%)	3mo	$45,000	$46	60
715 Bunting Dr	0.19mi	3/2.0 (+1)	1,056 (+14%)	7mo	$55,000	$52	56
803 Oriole Cv	0.16mi	2/1.0	1,056 (+14%)	14mo	$75,000	$71	53
803 Bunting Cv	0.24mi	2/2.0	1,056 (+14%)	24mo	$85,000	$80	45
11990 E South Boulder Lot 221 Rd	0.48mi	3/2.0 (+1)	1,036 (+12%)	15mo	$75,000	$72	40

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 · 1.56% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-8,139
• Equity at exit: $10,139

10-year hold

• IRR: -9.2%
• Equity multiple: 0.52×
• Total profit: $-9,150
• Equity at exit: $5,879

Cash invested: $19,040 (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 80026

• Rents YoY: 1.6%
• Active inventory: 200
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$1,000
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $79

Break-even live

Break-even rent $1,861

Max offer price $68,000

Occupancy floor 91%

Sensitivity live

Price	-10% $126	-5% $103	+0% $79	+5% $56	+10% $32
Rent	-10% $-76	-5% $2	+0% $79	+5% $157	+10% $234
Rate	-1.0pp $113	-0.5pp $96	base $79	+0.5pp $61	+1.0pp $44

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Dove Dr Lafayette, CO	2.0	2.0	975	$2,204	$2.26	21d	1	0.11mi
404 S Foote Ave Unit A Lafayette, CO	2.0	1.0	950	$1,325	$1.39	21d	1	0.14mi
440 Strathmore Ln Lafayette, CO	1.0–2.0	1.0–2.0	906	$2,405	$2.65	14d	15	0.37mi
601 Merlin Dr Lafayette, CO	2.0–3.0	1.0–2.0	973	$1,706	$1.75	14d	9	0.39mi
235 S Boulder Rd Lafayette, CO	3.0	1.0–3.5	1320	$2,856	$2.16	14d	1	0.50mi
310 W Simpson St Unit 2 Lafayette, CO	1.0	1.0	950	$1,395	$1.47	21d	1	0.69mi
695 S Lafayette Dr Lafayette, CO	1.0–2.0	1.0–2.0	900	$2,473	$2.75	14d	27	1.31mi
1425 Bacchus Dr Unit C13 Lafayette, CO	2.0	1.0	900	$1,750	$1.94	14d	1	1.33mi
1400 Crete Ct Lafayette, CO	1.0	1.0	695	$1,575	$2.27	21d	1	1.36mi
2500 S Public Rd Lafayette, CO	2.0	1.0	775	$1,939	$2.50	14d	3	1.37mi

HOA detail

• Monthly dues: $1,000 · $12,000/yr

Listing history 33 events

1. 2026-06-18
   days on market $68,000 Active 34 DOM
2. 2026-06-17
   days on market $68,000 Active 33 DOM
3. 2026-06-16
   days on market $68,000 Active 32 DOM
4. 2026-06-15
   days on market $68,000 Active 31 DOM
5. 2026-06-14
   days on market $68,000 Active 29 DOM
6. 2026-06-13
   days on market $68,000 Active 28 DOM
7. 2026-06-10
   days on market $68,000 Active 26 DOM
8. 2026-06-09
   days on market $68,000 Active 25 DOM
9. 2026-06-09
   days on market $68,000 Active 24 DOM
10. 2026-06-07
    days on market $68,000 Active 23 DOM
11. 2026-06-05
    days on market $68,000 Active 20 DOM
12. 2026-06-03
    days on market $68,000 Active 19 DOM
13. 2026-06-02
    days on market $68,000 Active 18 DOM
14. 2026-06-01
    days on market $68,000 Active 17 DOM
15. 2026-05-31
    days on market $68,000 Active 16 DOM
16. 2026-05-30
    days on market $68,000 Active 15 DOM
17. 2026-05-15
    price $68,000
18. 2026-05-15
    listed $51,000 Active
19. 2026-04-30
    historical
20. 2026-04-03
    price $51,000
21. 2026-03-27
    price $52,000
22. 2026-03-20
    price $53,000
23. 2026-02-03
    price $55,000
24. 2026-01-30
    price $59,000
25. 2026-01-14
    price $65,000
26. 2026-01-09
    price $75,000
27. 2026-01-04
    price $120,000
28. 2025-11-23
    price $60,000
29. 2025-11-13
    price $62,000
30. 2025-11-02
    price $65,000
31. 2025-10-19
    price $67,000
32. 2025-10-08
    price $68,000
33. 2025-10-02
    listed $70,000 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 6/10 Major FEMA zone X (unshaded) · 70% 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 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,529
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − HOA: −$12,000
• − Depreciation: −$1,978
• Taxable income: $617
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $801/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 · 10 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home features updated kitchens and bathrooms, a cozy front porch, and a neutral color scheme. Minor exterior painting and cushion replacement would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace outdoor cushions — Improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace outdoor cushions — Improves comfort and aesthetics ↑

ⓘ 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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Lafayette

• Score: 85/100
• State rank: #1
• US rank: #566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, CO
• County: Boulder County · 271,666 people
• City population: 32,701
• Metro: Boulder, CO
• Population (ZIP): 32,701
• Household income: $120,187
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1019.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -489.04%
• Current HPI: 280.2819
• Rent YoY: ▲ 1.56%
• 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

-2.9% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $68,000 REColorado as Distributed by MLS Grid
• 2026-05-15 Listed $51,000 REColorado as Distributed by MLS Grid
• 2026-04-30 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-04-03 Price Changed $51,000 REColorado as Distributed by MLS Grid
• 2026-03-27 Price Changed $52,000 REColorado as Distributed by MLS Grid
• 2026-03-20 Price Changed $53,000 REColorado as Distributed by MLS Grid
• 2026-02-03 Price Changed $55,000 REColorado as Distributed by MLS Grid
• 2026-01-30 Price Changed $59,000 REColorado as Distributed by MLS Grid
• 2026-01-14 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2026-01-09 Price Changed $75,000 REColorado as Distributed by MLS Grid
• 2026-01-04 Price Changed $120,000 REColorado as Distributed by MLS Grid
• 2025-11-23 Price Changed $60,000 REColorado as Distributed by MLS Grid
• 2025-11-13 Price Changed $62,000 REColorado as Distributed by MLS Grid
• 2025-11-02 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2025-10-19 Price Changed $67,000 REColorado as Distributed by MLS Grid
• 2025-10-08 Price Changed $68,000 REColorado as Distributed by MLS Grid
• 2025-10-02 Listed $70,000 REColorado as Distributed by MLS Grid