4355 24th Street Rd #1401 · Greeley, CO 80634

$360,000

3 bd · 3.0 ba · 1,548 sqft · MultiFamily public records · 23 Days on market

Built 2021 Good condition 4,482 sqft lot $335/mo HOA · 18% of rent

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Why this score? — see what drove the D+ 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.0/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Opportunity to own a 3-bedroom, 2.5-bathroom duplex in Greeley. This property features an open floor plan with a kitchen equipped with quartz countertops, soft-close cabinetry, and stainless steel appliances. Unit includes a 2-car garage and an in-unit washer and dryer. The HOA handles trash, sewer, water, and snow removal. Conveniently located near Greeley dining and retail corridors. AC condensing unit replaced in 2025.

Key facts

• Open floor plan
• Quartz countertops
• Soft-close cabinetry

Tags

• OPEN FLOOR PLAN
• QUARTZ COUNTERTOPS
• SOFT-CLOSE CABINETRY
• STAINLESS STEEL APPLIANCES
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• HOA & community: Member of Centerplace North homeowners association; Professionally managed; Monthly HOA fee ($335) covering grounds maintenance, sewer, snow removal, trash and water

Exterior

• Parking: Attached 2-car garage; Brick driveway; 2 total parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available; Public sewer
• Home design: Single-family residence (duplex structure, 1 common wall); Two levels; Property attached
• Construction: Wood siding; Composition roof; Built with basement
• Exterior features: Patio; Corner lot; Level lot; Paved public road access; Public water

Interior

• Kitchen: Refrigerator; Oven; Microwave; Dishwasher; Disposal
• Bedrooms: 3 bedrooms (all on upper level)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 bathrooms total — 2 full, 1 half (2 full on upper level, 1 half on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Pantry; Walk-in closets; Window coverings; Unfinished basement with bath stubbed
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $355k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Meeker Elementary School (math 8% / reading 22%, grade F, #793 of 966 statewide, top 84%, 377 students, 76% FRL); Brentwood Middle School (math 14% / reading 29%, grade F, #195 of 270 statewide, top 73%, 557 students, 79% FRL); Greeley West High School (math 20% / reading 39%, grade F, #244 of 381 statewide, top 66%, 1,885 students, 64% FRL) — zoned schools average 73% FRL vs 54% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 414 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• At $3,715/mo this rent would consume 54% of the median local household income ($83k/yr) (locally 2101% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $354,600 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.56×
• Total profit: $-44,332
• Equity at exit: $53,677

10-year hold

• IRR: -9.0%
• Equity multiple: 0.52×
• Total profit: $-48,375
• Equity at exit: $31,126

Cash invested: $100,800 (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 80634

• Rents YoY: -2.3%
• Active inventory: 414
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $3,715 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$173 /mo · $2,071/yr
• Insurance: −$150
• HOA: −$335
• Vacancy / Maint / Mgmt: −$780
• Net cashflow: $389

Break-even live

Break-even rent $3,222

Max offer price $360,000

Occupancy floor 85%

Sensitivity live

Price	-10% $593	-5% $491	+0% $389	+5% $287	+10% $186
Rent	-10% $96	-5% $243	+0% $389	+5% $536	+10% $683
Rate	-1.0pp $571	-0.5pp $481	base $389	+0.5pp $296	+1.0pp $201

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,858
1× unit	3	1	$1,858
Total (2 units)			$3,715

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 38th Ave Greeley, CO	2.0	1.0–2.0	884	$1,945	$2.20	15d	19	0.43mi
4901 W 27th St Unit 4907 Greeley, CO	2.0	1.0	1150	$1,695	$1.47	15d	1	0.52mi
3800 Centerplace Dr Greeley, CO	1.0–3.0	1.0–2.0	973	$2,356	$2.42	15d	18	0.56mi
4750 29th St Greeley, CO	1.0–3.0	1.0–2.0	1007	$2,130	$2.11	15d	20	0.73mi
4902 29th St Unit 9A Greeley, CO	2.0	2.0	1448	$2,200	$1.52	24d	1	0.78mi
5151 29th St #603 Greeley, CO	2.0	2.0	1205	$1,595	$1.32	24d	1	0.94mi
5551 29th St #3711 Greeley, CO	2.0	2.0	1118	$1,785	$1.60	24d	1	0.95mi
5551 29th St #3711 Greeley, CO	2.0	2.0	1118	$1,750	$1.57	15d	1	0.95mi
5551 29th St #3613 Greeley, CO	2.0	2.0	1207	$1,595	$1.32	24d	1	0.97mi
5601 29th St Greeley, CO	1.0–3.0	1.0–2.0	1006	$2,267	$2.25	24d	1	1.12mi
3301 Abbey Rd Evans, CO	1.0–3.0	1.0–2.0	913	$2,112	$2.31	15d	10	1.13mi
4620 Tuscany St Evans, CO	1.0–3.0	1.0–2.0	1016	$2,350	$2.31	24d	1	1.18mi
5770 29th St Greeley, CO	1.0–2.0	1.0–2.0	917	$1,720	$1.87	15d	20	1.25mi
5775 W 29th St Unit 4-405 Greeley, CO	2.0	2.0	1276	$1,850	$1.45	24d	1	1.25mi
5775 29th St #712 Greeley, CO	2.0	1.0	1092	$1,400	$1.28	24d	1	1.26mi
5809 18th St Greeley, CO	3.0	2.5	1628	$2,195	$1.35	24d	1	1.48mi

HOA detail

• Monthly dues: $335 · $4,020/yr
• Likely covers: watersewertrashsnow removal

Listing history 9 events

1. 2026-06-03
   days on market $360,000 Active 23 DOM
2. 2026-06-02
   days on market $360,000 Active 22 DOM
3. 2026-06-01
   days on market $360,000 Active 21 DOM
4. 2026-05-31
   days on market $360,000 Active 20 DOM
5. 2026-05-30
   days on market $360,000 Active 19 DOM
6. 2026-05-11
   listed $360,000 Active 425-char remark

   Show marketing remark (425 chars)

   Opportunity to own a 3-bedroom, 2.5-bathroom duplex in Greeley. This property features an open floor plan with a kitchen equipped with quartz countertops, soft-close cabinetry, and stainless steel appliances. Unit includes a 2-car garage and an in-unit washer and dryer. The HOA handles trash, sewer, water, and snow removal. Conveniently located near Greeley dining and retail corridors. AC condensing unit replaced in 2025.

7. 2026-05-11
   listed $360,000 Active 425-char remark

   Show marketing remark (425 chars)

   Opportunity to own a 3-bedroom, 2.5-bathroom duplex in Greeley. This property features an open floor plan with a kitchen equipped with quartz countertops, soft-close cabinetry, and stainless steel appliances. Unit includes a 2-car garage and an in-unit washer and dryer. The HOA handles trash, sewer, water, and snow removal. Conveniently located near Greeley dining and retail corridors. AC condensing unit replaced in 2025.

8. 2026-04-29
   historical
9. 2026-04-17
   listed $350,000 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: $2,071 · $173/mo
• Projected year-2 tax: $2,071 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 18 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: $44,580
• − Mortgage interest: −$20,166
• − Property taxes: −$2,071
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,566
• − Management: −$3,566
• − HOA: −$4,020
• − Depreciation: −$10,473
• Taxable loss: −$1,082
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $4,932/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 3-bedroom, 2.5-bathroom duplex in Greeley is in good condition with recent updates and a good location. It's ready for move-in and has potential for further value improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace carpet with hardwood or tile — Improves durability and adds value
• Both Install smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace carpet with hardwood or tile — Improves durability and adds value ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ 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: 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): 65,622
• Household income: $82,742
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 2101.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 30% Two or more races 13% Asian 1% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · Spanish 14% German/W. Germanic 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: ▼ -358.79%
• Current HPI: 254.9376
• 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

+2.9% since first listed

4 events — show timeline

• 2026-05-11 Listed $360,000 IRES
• 2026-05-11 Listed $360,000 REColorado as Distributed by MLS Grid
• 2026-04-29 Listing Removed — IRES
• 2026-04-17 Listed $350,000 IRES

Property tax history

+2.0%/yr

Latest (2025): $2,071 · +31.5% YoY. Source: county tax records.