1396 Sylmar Pl #7 · Loveland, CO 80537

$139,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 28 Days on market

Built 2026

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you ready to experience all the peace of mind that a brand new home can offer? This home was just built in 2026 and never lived in, so no fixes to do! Sylmar is a Premier 55 and over community with lower lot rent of just $1075/ month. Water (interior and exterior), sewer, and trash are all included at no additional charge. Smart and energy efficient home, with smart thermostat, 2 x 6 exterior construction for added insulation, double pane vinyl windows with low E glass, high efficiency furnace, and smart water heater. Home features a great open layout in the living area with accent wood wall. Kitchen boasts an island with overhang for seating, great sized pantry that wraps around the fr

Key facts

• Lower lot rent
• Brand new home
• Smart thermostat

Tags

• BRAND NEW HOME
• LOWER LOT RENT
• WATER SEWER AND TRASH INCLUDED
• SMART THERMOSTAT
• DOUBLE PANE VINYL WINDOWS
• HIGH EFFICIENCY FURNACE

Property features AI

Finance

• Other: Minimal flood risk (C rating); Level drive; Asphalt road frontage on a city street; Stall shower accessibility feature; Southern exposure with energy-efficient windows and doors; Directions: When you turn into the park and are heading north, turn left, then the home will be on the left.; Builder: SNRG
• HOA & community: No association fees

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Cable available; Satellite available; High-speed internet available; Underground utilities; Private trash service
• Home design: Manufactured in park; Manufactured home
• Construction: Frame construction; Composition roof
• Exterior features: Patio; Storage; Level lot; House faces north; City limits location; Paved access with sidewalks and street lights; Near bus

Interior

• Kitchen: Gas Range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Pantry; Kitchen island
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Market conditions: Rents rising (+3.6%/yr); 283 active listings in the ZIP; 34 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 $967 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $137,801 (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: 1.08% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $55,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1166 Madison Ave #71	0.12mi	2/2.0	924 (0%)	1mo	$45,000	$49	94
1535 Sunset Pl #32	0.06mi	2/2.0	924 (0%)	7mo	$47,500	$51	92
1519 Sunset Pl #34	0.06mi	3/2.0 (+1)	924 (0%)	10mo	$37,500	$41	83
1700 Pearl Dr #106	0.24mi	2/2.0	896 (-3%)	3mo	$60,000	$67	82
1519 Sunset Pl	0.06mi	3/2.0 (+1)	924 (0%)	15mo	$10,000	$11	79
1166 Madison Ave #87	0.12mi	2/1.0	928 (+0%)	13mo	$24,500	$26	78
1367 Sylmar Pl #11	0.08mi	3/2.0 (+1)	960 (+4%)	10mo	$92,000	$96	76
1166 Madison Ave #130	0.12mi	2/1.0	896 (-3%)	12mo	$47,500	$53	76
1166 N Madison Ave #243	0.12mi	2/2.0	992 (+7%)	12mo	$60,000	$60	72
1850 Sandstone Ct #84	0.29mi	2/1.0	960 (+4%)	7mo	$70,000	$73	70
1826 Sandstone Ct #86	0.27mi	3/1.0 (+1)	980 (+6%)	0mo	$115,000	$117	68
1773 Sandstone Dr #131	0.22mi	2/2.0	1,024 (+11%)	11mo	$68,000	$66	62

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $2,523
• Equity at exit: $20,860

10-year hold

• IRR: 11.7%
• Equity multiple: 1.94×
• Total profit: $36,951
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$734
• Tax from tax record: −$24 /mo · $291/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $383

Break-even live

Break-even rent $1,033

Max offer price $139,900

Occupancy floor 70%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1302 Nickel Dr Unit 1 Loveland, CO	3.0	1.0	950	$1,300	$1.37	23d	1	0.13mi
1710 E 16th St Loveland, CO	2.0	1.5	900	$1,427	$1.59	23d	1	0.29mi
1706 E 16th St Unit 1710 Loveland, CO	2.0	1.5	900	$1,250	$1.39	23d	1	0.30mi
1707 E 16th St Unit 1717 Loveland, CO	2.0	1.5	825	$1,295	$1.57	14d	1	0.33mi
1840 E 17th St Unit 1840 Loveland, CO	3.0	1.0	1000	$1,345	$1.34	14d	1	0.41mi
1707 Cheyenne Ave Unit 8 Loveland, CO	2.0	1.0	820	$1,245	$1.52	23d	1	0.43mi
1640 Cheyenne Ave Loveland, CO	2.0	1.0	900	$1,900	$2.11	23d	1	0.45mi
1338 E 7th St Loveland, CO	2.0	1.0	598	$1,695	$2.83	14d	1	0.54mi
1292 E 6th St Loveland, CO	1.0–3.0	1.0–1.5	845	$1,729	$2.05	14d	1	0.64mi
1494 E 5th St Loveland, CO	2.0	1.0	800	$1,525	$1.91	23d	1	0.66mi
1492 E 5th St Loveland, CO	1.0	1.0	800	$1,350	$1.69	23d	1	0.67mi
1143 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	23d	1	0.69mi
1145 E 5th St Loveland, CO	2.0	1.0	760	$1,250	$1.64	23d	1	0.70mi
1054 E 5th St Loveland, CO	3.0	1.0	1090	$1,700	$1.56	14d	1	0.80mi
1325 N Jefferson Ave Loveland, CO	2.0	1.0	850	$1,545	$1.82	23d	1	0.84mi
339 E 10th St Loveland, CO	1.0	1.0	576	$1,358	$2.36	21d	3	0.88mi
574 E 23rd St Loveland, CO	2.0	1.0	956	$1,250	$1.31	23d	5	0.98mi
325 E 5th St Loveland, CO	3.0	1.0–2.0	1188	$2,045	$1.72	14d	1	1.09mi
347 N Washington Ave Loveland, CO	1.0	1.0	650	$1,195	$1.84	23d	1	1.09mi
347 N Washington Ave Loveland, CO	1.0	1.0	650	$1,195	$1.84	14d	1	1.09mi
585 N Lincoln Ave Loveland, CO	1.0–2.0	1.0–2.0	747	$1,750	$2.34	23d	3	1.11mi
2900 Mountain Lion Dr Loveland, CO	3.0	1.0–2.0	936	$2,048	$2.19	14d	17	1.17mi
247 W 10th St Loveland, CO	2.0	2.0	865	$2,500	$2.89	21d	1	1.21mi
331 N Cleveland Ave Unit 220 Loveland, CO	2.0	1.0	625	$1,400	$2.24	23d	1	1.24mi
246 N Cleveland Ave Loveland, CO	3.0	1.0–2.0	1022	$2,544	$2.49	14d	11	1.26mi
130 E 1st St Loveland, CO	2.0	1.0	800	$1,695	$2.12	23d	1	1.39mi
140 E 1st St Loveland, CO	2.0	2.0	875	$1,795	$2.05	14d	1	1.40mi
434 W 10th St Loveland, CO	2.0	1.0	872	$1,400	$1.61	23d	1	1.41mi
430 W 10th St Loveland, CO	2.0	1.0	756	$1,400	$1.85	23d	1	1.42mi
256 S Cleveland Ave Loveland, CO	1.0	1.0	600	$1,395	$2.33	23d	1	1.43mi
260 S Cleveland Ave Loveland, CO	1.0	1.0	600	$1,395	$2.33	23d	1	1.44mi
466 W 10th St Loveland, CO	2.0	1.0	840	$1,400	$1.67	23d	1	1.44mi
480 W 10th St Loveland, CO	2.0	2.0	940	$1,700	$1.81	23d	1	1.45mi
1015 Roosevelt Ave Unit B1 Loveland, CO	2.0	1.0	900	$1,500	$1.67	23d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 28 DOM
2. 2026-06-17
   days on market $139,900 Active 27 DOM
3. 2026-06-16
   days on market $139,900 Active 26 DOM
4. 2026-06-15
   days on market $139,900 Active 25 DOM
5. 2026-06-14
   days on market $139,900 Active 23 DOM
6. 2026-06-13
   days on market $139,900 Active 22 DOM
7. 2026-06-10
   days on market $139,900 Active 20 DOM
8. 2026-06-09
   days on market $139,900 Active 19 DOM
9. 2026-06-08
   days on market $139,900 Active 18 DOM
10. 2026-06-07
    days on market $139,900 Active 17 DOM
11. 2026-06-03
    days on market $139,900 Active 13 DOM
12. 2026-06-02
    days on market $139,900 Active 12 DOM
13. 2026-06-01
    days on market $139,900 Active 11 DOM
14. 2026-05-31
    days on market $139,900 Active 10 DOM
15. 2026-05-30
    days on market $139,900 Active 9 DOM
16. 2026-05-21
    listed $139,900 Active
17. 2023-10-03
    historical
18. 2023-09-23
    price $75,000
19. 2023-07-06
    listed $79,500 Active

ⓘ 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: $291 · $24/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: +$478/yr (+$40/mo · 164.2%)

ⓘ 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
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $18,214
• − Mortgage interest: −$7,837
• − Property taxes: −$291
• − Insurance: −$700
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$4,070
• Taxable income: $2,403
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $4,018/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: 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

+76.0% since first listed

4 events — show timeline

• 2026-05-21 Listed $139,900 IRES
• 2023-10-03 Listing Removed — IRES
• 2023-09-23 Price Changed $75,000 IRES
• 2023-07-06 Listed $79,500 IRES

Property tax history

+9.0%/yr

Latest (2025): $291 · +265.0% YoY. Source: county tax records.