3303 Mammoth #178 · Firestone, CO 80504

$150,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 26 Days on market

Built 2000

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely stunning remodel! Modern style interior features. New appliances, floors, paint. Gorgeous Master bedroom luxury shower/bath. Fenced back yard with storage shed. Plenty of front parking. Quite location. Cul-de-sac 3 bedroom, 2 full baths. Longview is situated near Longmont, Boulder, Tri-City, close commute to I25, Hwy 119, Hwy 52, County Line Rd, Denver and N to Fort Collins. Longview Community offers, catch and release fishing pond, clubhouse, pool, walking paths, parks. Monthly lot rent is 915.00. Chattel loans only.

Key facts

• Swimming pool
• Quiet corner
• Clubhouse with a gym

Tags

• RESORT STYLE COMMUNITY
• QUIET CORNER
• BASKETBALL COURTS
• CLUBHOUSE WITH A GYM
• SWIMMING POOL
• UPGRADED UPDATES

Property features AI

Finance

• Other: Minimal flood risk or C-rating; Privately maintained road up to county standards (asphalt); Curbs, gutters and sidewalks; Street lights and fire hydrant within 500 feet; Level driveway; Low carpet and no stairs accessibility; stall shower
• HOA & community: No association fees

Exterior

• Parking: No garage; No designated parking features
• Utilities: District water with meter installed; Public sewer; Natural gas available (Xcel); Electricity available; Cable available; Satellite available; High-speed internet available
• Home design: Manufactured in park; Manufactured home; House faces south; Level lot; Cul-de-sac location
• Construction: Frame construction; Composition roofing
• Exterior features: Patio; Deck; Land lease; Fenced yard; Storage structure; Satellite dish

Interior

• Kitchen: Gas range; Self-cleaning oven; Dishwasher; Refrigerator; Microwave; Garbage disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wall/window cooling units; Ceiling fans
• Interior features: Eat-in kitchen; Open floor plan; Walk-in closet(s); Window coverings; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: Mead Elementary School (math 27% / reading 57%, grade F, #321 of 966 statewide, top 35%, 833 students, 19% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL).
• 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 22d 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $129k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $147,750 (1.5% below list)

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: 1.70% ✓
• Cap rate: 15.23%
• Cash-on-cash: 31.91%
• DSCR: 2.42
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $99,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11330 Big Bnd	0.11mi	3/2.0	960 (0%)	16mo	$120,000	$125	81
11154 Bluff Ldg #4	0.35mi	3/2.0	960 (0%)	4mo	$140,000	$146	81
3364 Longview Blvd	0.35mi	3/2.0	960 (0%)	9mo	$95,000	$99	77
3272 N Rim #136	0.12mi	3/2.0	1,056 (+10%)	3mo	$98,400	$93	76
3272 N Rim	0.12mi	3/2.0	1,056 (+10%)	3mo	$98,400	$93	75
3308 Teton	0.24mi	3/2.0	960 (0%)	18mo	$100,000	$104	74
3308 Teton #361	0.26mi	3/2.0	960 (0%)	18mo	$100,000	$104	72
11465 Far Vw #114	0.05mi	3/2.0	1,056 (+10%)	11mo	$169,900	$161	72
3306 Far Vw	0.02mi	3/2.0	1,056 (+10%)	14mo	$109,500	$104	71
3355 Longview Blvd #240	0.17mi	3/2.0	1,056 (+10%)	5mo	$139,900	$132	71
3320 Far Vw	0.03mi	3/2.0	1,056 (+10%)	15mo	$109,000	$103	69
11166 Bluff Ldg #5	0.34mi	3/2.0	1,056 (+10%)	14mo	$174,900	$166	56

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: 23.6%
• Equity multiple: 1.94×
• Total profit: $39,286
• Equity at exit: $22,365

10-year hold

• IRR: 29.7%
• Equity multiple: 3.30×
• Total profit: $96,682
• Equity at exit: $12,969

Cash invested: $42,000 (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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,554 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $1,117

Break-even live

Break-even rent $1,141

Max offer price $150,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,202	-5% $1,159	+0% $1,117	+5% $1,074	+10% $1,032
Rent	-10% $915	-5% $1,016	+0% $1,117	+5% $1,218	+10% $1,318
Rate	-1.0pp $1,192	-0.5pp $1,155	base $1,117	+0.5pp $1,078	+1.0pp $1,038

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2315 Zlaten Dr Longmont, CO	2.0–3.0	2.0	1155	$2,000	$1.73	21d	1	1.17mi
2051 Zlaten Dr Longmont, CO	3.0	1.0–2.0	993	$2,984	$3.01	14d	32	1.36mi
804 Summer Hawk Dr Longmont, CO	2.0–3.0	1.5–2.0	1176	$2,350	$2.00	21d	3	1.41mi
1685 Cowles Ave Longmont, CO	1.0–3.0	1.0–2.0	1098	$2,705	$2.46	14d	29	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $150,000 Active 26 DOM
2. 2026-06-17
   days on market $150,000 Active 25 DOM
3. 2026-06-16
   days on market $150,000 Active 24 DOM
4. 2026-06-15
   days on market $150,000 Active 23 DOM
5. 2026-06-14
   days on market $150,000 Active 21 DOM
6. 2026-06-13
   days on market $150,000 Active 20 DOM
7. 2026-06-09
   days on market $150,000 Active 17 DOM
8. 2026-06-09
   days on market $150,000 Active 16 DOM
9. 2026-06-07
   days on market $150,000 Active 15 DOM
10. 2026-06-02
    days on market $150,000 Active 10 DOM
11. 2026-06-01
    days on market $150,000 Active 9 DOM
12. 2026-05-31
    days on market $150,000 Active 8 DOM
13. 2026-05-30
    days on market $150,000 Active 7 DOM
14. 2026-05-23
    listed $150,000 Active
15. 2022-11-11
    soldstatus $129,000 Sold 550-char remark

    Show marketing remark (550 chars)

    Absolutely stunning remodel! Modern style interior features. New appliances, floors, paint. Gorgeous Master bedroom luxury shower/bath. Fenced back yard with storage shed. Plenty of front parking. Quite location. Cul-de-sac 3 bedroom, 2 full baths. Longview is situated near Longmont, Boulder, Tri-City, close commute to I25, Hwy 119, Hwy 52, County Line Rd, Denver and N to Fort Collins. Longview Community offers, catch and release fishing pond, clubhouse, pool, walking paths, parks. Monthly lot rent is 915.00. Chattel loans only.

16. 2022-10-19
    historical Active - Backup 550-char remark

    Show marketing remark (550 chars)

    Absolutely stunning remodel! Modern style interior features. New appliances, floors, paint. Gorgeous Master bedroom luxury shower/bath. Fenced back yard with storage shed. Plenty of front parking. Quite location. Cul-de-sac 3 bedroom, 2 full baths. Longview is situated near Longmont, Boulder, Tri-City, close commute to I25, Hwy 119, Hwy 52, County Line Rd, Denver and N to Fort Collins. Longview Community offers, catch and release fishing pond, clubhouse, pool, walking paths, parks. Monthly lot rent is 915.00. Chattel loans only.

17. 2022-10-08
    price $129,900 550-char remark

    Show marketing remark (550 chars)

    Absolutely stunning remodel! Modern style interior features. New appliances, floors, paint. Gorgeous Master bedroom luxury shower/bath. Fenced back yard with storage shed. Plenty of front parking. Quite location. Cul-de-sac 3 bedroom, 2 full baths. Longview is situated near Longmont, Boulder, Tri-City, close commute to I25, Hwy 119, Hwy 52, County Line Rd, Denver and N to Fort Collins. Longview Community offers, catch and release fishing pond, clubhouse, pool, walking paths, parks. Monthly lot rent is 915.00. Chattel loans only.

18. 2022-10-07
    status Active 550-char remark

    Show marketing remark (550 chars)

    Absolutely stunning remodel! Modern style interior features. New appliances, floors, paint. Gorgeous Master bedroom luxury shower/bath. Fenced back yard with storage shed. Plenty of front parking. Quite location. Cul-de-sac 3 bedroom, 2 full baths. Longview is situated near Longmont, Boulder, Tri-City, close commute to I25, Hwy 119, Hwy 52, County Line Rd, Denver and N to Fort Collins. Longview Community offers, catch and release fishing pond, clubhouse, pool, walking paths, parks. Monthly lot rent is 915.00. Chattel loans only.

19. 2022-09-27
    historical Active - Backup 550-char remark

    Show marketing remark (550 chars)

    Absolutely stunning remodel! Modern style interior features. New appliances, floors, paint. Gorgeous Master bedroom luxury shower/bath. Fenced back yard with storage shed. Plenty of front parking. Quite location. Cul-de-sac 3 bedroom, 2 full baths. Longview is situated near Longmont, Boulder, Tri-City, close commute to I25, Hwy 119, Hwy 52, County Line Rd, Denver and N to Fort Collins. Longview Community offers, catch and release fishing pond, clubhouse, pool, walking paths, parks. Monthly lot rent is 915.00. Chattel loans only.

20. 2022-09-08
    price $136,500 550-char remark

    Show marketing remark (550 chars)

    Absolutely stunning remodel! Modern style interior features. New appliances, floors, paint. Gorgeous Master bedroom luxury shower/bath. Fenced back yard with storage shed. Plenty of front parking. Quite location. Cul-de-sac 3 bedroom, 2 full baths. Longview is situated near Longmont, Boulder, Tri-City, close commute to I25, Hwy 119, Hwy 52, County Line Rd, Denver and N to Fort Collins. Longview Community offers, catch and release fishing pond, clubhouse, pool, walking paths, parks. Monthly lot rent is 915.00. Chattel loans only.

21. 2022-08-26
    listed $138,500 Active 550-char remark

    Show marketing remark (550 chars)

    Absolutely stunning remodel! Modern style interior features. New appliances, floors, paint. Gorgeous Master bedroom luxury shower/bath. Fenced back yard with storage shed. Plenty of front parking. Quite location. Cul-de-sac 3 bedroom, 2 full baths. Longview is situated near Longmont, Boulder, Tri-City, close commute to I25, Hwy 119, Hwy 52, County Line Rd, Denver and N to Fort Collins. Longview Community offers, catch and release fishing pond, clubhouse, pool, walking paths, parks. Monthly lot rent is 915.00. Chattel loans only.

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$202/yr (+$17/mo · 32.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,648
• − Mortgage interest: −$8,402
• − Property taxes: −$623
• − Insurance: −$750
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − Depreciation: −$4,364
• Taxable income: $11,606
• Est. tax owed @ 24.0%: −$2,785
• After-tax cash flow: $10,615/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

+8.3% since first listed

8 events — show timeline

• 2026-05-23 Listed $150,000 IRES
• 2022-11-11 Sold (MLS) $129,000 IRES
• 2022-10-19 Contingent — IRES
• 2022-10-08 Price Changed $129,900 IRES
• 2022-10-07 Relisted — IRES
• 2022-09-27 Contingent — IRES
• 2022-09-08 Price Changed $136,500 IRES
• 2022-08-26 Listed $138,500 IRES

Property tax history

+3.6%/yr

Latest (2025): $623 · +553.4% YoY. Source: county tax records.