431 N 35th Ave #5 · Greeley, CO 80631

$99,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 95 Days on market

Built 2022 Est $72k · 38% over ↓ 2% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Seller offering 2-Months base lot rent prepaid with acceptable offer. Welcome to Stoneybrook Pointe. This wonderful, manufactured home community offers, parks, playgrounds, basketball court, clubhouse, pool, picnic areas, as well a pond where you can take relaxing walks. This spacious home was constructed in in 2022 and features a great open layout. 3 bedrooms, 2 bathrooms, light and bright interior. Outside you will find low maintenance vinyl siding, storage shed and 2 car tandem parking. The current owners will be including all the window coverings, gas range/oven, dishwasher, and refrigerator.

Key facts

• Clubhouse
• Playgrounds
• Basketball court

Tags

• MANUFACTURED HOME COMMUNITY
• PARKS
• PLAYGROUNDS
• BASKETBALL COURT
• CLUBHOUSE
• POOL

Property features AI

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water (meter installed); Public sewer; Natural gas available (Atmos); Electricity available
• Home design: Manufactured in park; Mobile home; Level lot and drive for accessibility
• Construction: Vinyl siding; Composition roof; Storage structure on property
• Exterior features: Level lot; Paved surface; Curbs and gutters; Sidewalks; Asphalt road

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Walk-in closet(s); Kitchen island; Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 3.3% in Greeley — 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 68/100 on livability (#115 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: cost of living C-, crime F, amenities F.
• Greeleyschool District No. 6 In The County Of Weld And Sta (urban): math 15% / reading 31% proficiency, ranked #71 of 86 in CO (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winograd K-8 Elementary School (math 27% / reading 37%, grade F, #475 of 966 statewide, top 51%, 593 students, 66% FRL); Northridge High School (math 13% / reading 36%, grade F, #266 of 381 statewide, top 79%, 1,253 students, 64% FRL).
• Market conditions: Rents soft (-0.7%/yr); 180 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent runs 33% of the median local income ($55k/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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.54% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.95%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $71,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 N 35th Ave #30	0.08mi	3/2.0	1,216 (0%)	10mo	$103,000	$85	88
200 N 35th Ave #121	0.18mi	3/2.0	1,216 (0%)	10mo	$65,000	$53	83
435 N 35th Ave #286	0.35mi	3/2.0	1,216 (0%)	1mo	$34,000	$28	83
435 N 35th Ave #468	0.35mi	3/2.0	1,216 (0%)	2mo	$86,000	$71	82
435 N 35th Ave #320	0.35mi	3/2.0	1,188 (-2%)	1mo	$24,500	$21	79
435 N 35th Ave #450	0.35mi	3/2.0	1,216 (0%)	10mo	$72,000	$59	75
435 N 35th Ave #459	0.35mi	3/—	1,216 (0%)	11mo	$66,300	$55	75
435 N 35th Ave #360	0.35mi	3/2.0	1,280 (+5%)	4mo	$75,000	$59	72
435 N 35th Ave #309	0.35mi	3/2.0	1,280 (+5%)	6mo	$73,000	$57	70
200 N 35th Ave #178	0.38mi	3/2.0	1,344 (+10%)	4mo	$115,000	$86	62
309 31st Ave #5	0.45mi	3/2.0	1,078 (-11%)	3mo	$255,000	$237	57
435 N 35th Avenue #392	0.35mi	3/2.0	1,056 (-13%)	9mo	$86,000	$81	54

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: 16.4%
• Equity multiple: 1.64×
• Total profit: $17,652
• Equity at exit: $14,761

10-year hold

• IRR: 22.8%
• Equity multiple: 2.70×
• Total profit: $47,192
• Equity at exit: $8,560

Cash invested: $27,720 (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 80631

• Rents YoY: -0.7%
• Active inventory: 180
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$519
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $599

Break-even live

Break-even rent $762

Max offer price $99,000

Occupancy floor 56%

Sensitivity live

Price	-10% $655	-5% $627	+0% $599	+5% $571	+10% $543
Rent	-10% $479	-5% $539	+0% $599	+5% $660	+10% $720
Rate	-1.0pp $649	-0.5pp $625	base $599	+0.5pp $574	+1.0pp $548

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 W A Street Rd Greeley, CO	2.0	1.0	750	$1,395	$1.86	14d	8	0.48mi
613 N 30th Ave Unit Basement 2br Greeley, CO	2.0	1.0	1100	$800	$0.73	24d	1	0.49mi
709 37th Ave Unit 3 Greeley, CO	2.0	1.5	1000	$1,195	$1.20	24d	1	0.69mi
3208 W 7th St Greeley, CO	2.0–3.0	1.0–2.0	957	$1,672	$1.75	14d	5	0.76mi
804 37th Avenue Ct Unit 4 Greeley, CO	2.0	1.5	975	$995	$1.02	24d	1	0.77mi
808 37th Ave Unit A Greeley, CO	2.0	1.5	900	$1,250	$1.39	24d	1	0.78mi
821 35th Avenue Ct Greeley, CO	2.0	1.0	950	$1,530	$1.61	14d	1	0.82mi
712 27th Ave Greeley, CO	2.0	1.0	830	$1,299	$1.57	24d	5	1.01mi
705 26th Ave Greeley, CO	2.0	1.0	850	$1,190	$1.40	14d	1	1.05mi
724 27th Ave Greeley, CO	3.0	2.0	1248	$1,700	$1.36	14d	1	1.05mi
4323 9th St Rd Greeley, CO	3.0	3.0	1436	$1,800	$1.25	24d	1	1.08mi
3950 W 12th St #3 Greeley, CO	2.0	2.0	1194	$2,100	$1.76	24d	1	1.17mi
3322 W 13th St Greeley, CO	2.0–3.0	1.0–2.0	950	$1,600	$1.68	14d	2	1.29mi
2306 W 7th St Greeley, CO	3.0	1.0	897	$1,850	$2.06	21d	1	1.34mi
1250 28th Ave Greeley, CO	1.0–2.0	1.0	788	$1,370	$1.74	14d	5	1.36mi
1126 26th Ave Greeley, CO	2.0	1.0	909	$1,335	$1.47	24d	1	1.36mi
1213 26th Ave Greeley, CO	1.0–3.0	1.0–2.0	745	$1,596	$2.14	14d	10	1.38mi

Listing history 18 events

1. 2026-06-18
   days on market $99,000 Active 95 DOM
2. 2026-06-17
   days on market $99,000 Active 94 DOM
3. 2026-06-16
   days on market $99,000 Active 93 DOM
4. 2026-06-15
   price $99,000 Active 92 DOM
5. 2026-06-15
   days on market $102,500 Active 92 DOM
6. 2026-06-14
   days on market $102,500 Active 90 DOM
7. 2026-06-10
   days on market $102,500 Active 87 DOM
8. 2026-06-09
   days on market $102,500 Active 86 DOM
9. 2026-06-08
   days on market $102,500 Active 85 DOM
10. 2026-06-07
    days on market $102,500 Active 84 DOM
11. 2026-06-03
    days on market $102,500 Active 80 DOM
12. 2026-06-02
    days on market $102,500 Active 79 DOM
13. 2026-06-01
    days on market $102,500 Active 78 DOM
14. 2026-05-31
    days on market $102,500 Active 77 DOM
15. 2026-05-30
    remarks 603-char remark
16. 2026-05-30
    days on market $102,500 Active 76 DOM
17. 2026-04-25
    price $102,500
18. 2026-03-15
    listed $105,000 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: $503 · $42/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$41/yr (+$3/mo · 8.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,255
• − Mortgage interest: −$5,546
• − Property taxes: −$503
• − Insurance: −$495
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$2,880
• Taxable income: $5,911
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $5,775/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: Greeleyschool District No. 6 In The County Of Weld And Sta
• NCES district ID: 0804410
• Math proficiency: 15% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $46,417
• Composite: 19.99/100
• National rank: #8667
• State rank: #71 of 86 in CO

Livability — Greeley

• Score: 68/100
• State rank: #115
• US rank: #9841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greeley, CO
• County: Weld County · 332,652 people
• City population: 119,344
• Metro: Greeley, CO
• Population (ZIP): 53,722
• Household income: $54,591
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3061.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 15% Black 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Italian 2% Slovak 2% Portuguese 2%
• Foreign-born: 19% · Canada, Philippines
• Languages at home: 65% English-only · Spanish 33%

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: ▼ -329.59%
• Current HPI: 295.4309
• Rent YoY: ▼ -0.65%
• 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

-2.4% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $102,500 IRES
• 2026-03-15 Listed $105,000 IRES

Property tax history

+73.0%/yr

Latest (2025): $503 · +185.4% YoY. Source: county tax records.