10739 Baily St · Firestone, CO 80504

$138,500

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 12 Days on market

Built 2001 Fair condition 500 sqft lot Est $134k · at est. $1042/mo HOA · 41% 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 +14.3/30.0
• 1% rule +10.0/10.0
• ARV discount +6.0/15.0
• DSCR +4.3/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 3-bedroom, 2-bath double wide offering comfort, functionality, and an inviting open layout! The oversized 3-car driveway and wheelchair accessible ramp provide convenience and easy access. Inside, you'll love the vaulted ceilings and bright open floor plan that create a spacious feel throughout the home. The oversized living room features beautiful built-in shelving, perfect for displaying décor, photos, and treasured keepsakes. The kitchen offers an abundance of cabinet space, built-ins, and a pantry for extra storage, while the private dining room tucked behind the kitchen creates the perfect space for gatherings and meals. The seller is also including a fr

Key facts

• Private dining room
• Central a/c
• Oversized driveway

Tags

• OVERSIZED DRIVEWAY
• WHEELCHAIR ACCESSIBLE RAMP
• BUILT-IN SHELVING
• ABUNDANCE OF CABINET SPACE
• PRIVATE DINING ROOM
• CENTRAL A/C

Property features AI

Finance

• Other: Lot: pad/space number 171 (approximate lot size 500 sq ft); Living area reported as 1,456 (public records)
• HOA & community: Located in Eagle Crest community; Professionally managed association; Monthly association fee of $1,042 (includes road maintenance, sewer, snow removal, trash, water); Community amenities: clubhouse, pool; Land lease in place (monthly land lease $1,042; lease expires December 31, 2026)

Exterior

• Parking: 3 off-street parking spaces; Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Manufactured home in park; Model: MBH; Individual ownership
• Construction: Frame construction; Shingle roof; Aluminum skirt
• Exterior features: Front porch; Accessible approach with ramp; Paved road frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Freezer; Pantry
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; No stairs (single level); Open floor plan; Pantry; Primary suite; Vaulted ceilings; Wired for data; Bay window
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $138k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $25 ($297/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $138k).
• Cap rate 6.5% 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: Centennial Elementary (math 32% / reading 47%, grade F, #357 of 966 statewide, top 40%, 468 students, 33% FRL); Coal Ridge Middle School (math 23% / reading 46%, grade F, #106 of 270 statewide, top 42%, 800 students, 32% FRL); Mead High School (math 34% / reading 59%, grade D-, #137 of 381 statewide, top 36%, 1,119 students, 25% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $958 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $138,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.85% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $133,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10844 Belmont St N	0.06mi	3/2.0	1,512 (+4%)	6mo	$162,500	$107	86
10846 Bailey St	0.02mi	3/2.0	1,404 (-4%)	9mo	$125,000	$89	85
10686 Baily St #153	0.15mi	4/2.0 (+1)	1,456 (0%)	6mo	$127,000	$87	83
10658 Bald Eagle Cir	0.23mi	4/2.0 (+1)	1,456 (0%)	3mo	$125,000	$86	82
4616 Tilbury Ct	0.43mi	3/2.0	1,456 (0%)	4mo	$135,000	$93	77
10540 Barron Cir	0.30mi	3/2.0	1,350 (-7%)	1mo	$157,000	$116	73
10600 Titan Ave	0.35mi	3/2.0	1,404 (-4%)	10mo	$143,000	$102	70
10729 Belmont St #146	0.10mi	3/2.0	1,292 (-11%)	11mo	$70,000	$54	67
10609 Bald Eagle Cir #371	0.30mi	3/2.0	1,512 (+4%)	18mo	$135,000	$89	65
4595 Ashwood St	0.36mi	3/2.0	1,344 (-8%)	16mo	$108,900	$81	57
10655 Titan Ave #324	0.33mi	4/2.0 (+1)	1,528 (+5%)	18mo	$145,000	$95	57
10655 Titan Ave	0.34mi	4/2.0 (+1)	1,568 (+8%)	18mo	$145,000	$92	52

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: -21.8%
• Equity multiple: 0.29×
• Total profit: $-27,694
• Equity at exit: $20,651

10-year hold

• IRR: -53.3%
• Equity multiple: -0.25×
• Total profit: $-48,341
• Equity at exit: $11,975

Cash invested: $38,780 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,562 high
• Mortgage (P&I): −$726
• Tax est. 1.5%: −$173 /mo · $2,078/yr
• Insurance: −$58
• HOA: −$1,042
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $25

Break-even live

Break-even rent $2,531

Max offer price $138,500

Occupancy floor 94%

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10670 Jake Jabs Blvd Firestone, CO	1.0–3.0	1.0–2.0	1036	$2,595	$2.50	13d	26	0.46mi
5620 Tumbleweed Ave Firestone, CO	3.0	2.0	1747	$3,200	$1.83	21d	1	0.78mi
10767 Cimarron St Firestone, CO	1.0–2.0	1.0–2.0	760	$1,725	$2.27	13d	6	0.91mi
10818 Cimarron St #1202 Firestone, CO	2.0	2.0	1823	$2,500	$1.37	21d	1	0.99mi
10910 Turner Blvd #70 Longmont, CO	3.0	2.0	1152	$1,999	$1.74	21d	1	1.08mi
10692 Durango Pl Longmont, CO	3.0	2.0	1500	$2,395	$1.60	21d	1	1.24mi
4347 Rangeview Cir Longmont, CO	3.0–5.0	2.0–3.0	2143	$2,995	$1.40	13d	4	1.30mi
10426 Durango Pl Longmont, CO	3.0	2.0	1500	$2,350	$1.57	21d	1	1.30mi
10489 Taylor Ave Firestone, CO	3.0	2.0	1386	$2,499	$1.80	13d	1	1.45mi

HOA detail

• Monthly dues: $1,042 · $12,504/yr

Listing history 10 events

1. 2026-06-18
   days on market $138,500 Active 12 DOM
2. 2026-06-17
   days on market $138,500 Active 11 DOM
3. 2026-06-16
   days on market $138,500 Active 10 DOM
4. 2026-06-15
   days on market $138,500 Active 9 DOM
5. 2026-06-14
   days on market $138,500 Active 7 DOM
6. 2026-06-13
   days on market $138,500 Active 6 DOM
7. 2026-06-09
   days on market $138,500 Active 3 DOM
8. 2026-06-09
   days on market $138,500 Active 2 DOM
9. 2026-06-07
   remarks 692-char remark
10. 2026-06-07
    listed $138,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,743
• − Mortgage interest: −$7,758
• − Property taxes: −$2,078
• − Insurance: −$692
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − HOA: −$12,504
• − Depreciation: −$4,029
• Taxable loss: −$1,237
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $594/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

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath mobile home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include updating countertops and fixtures, and painting the exterior. The home is move-in ready with a spacious floor plan and wheelchair accessible ramp.

Repairs flagged

• Minor kitchen countertops — cluttered and could be replaced
• Minor bathroom fixtures — dated and could be updated
• Moderate exterior paint — wooden siding could benefit from fresh paint

Value-add opportunities

• Resale update kitchen countertops — modernizes the space and adds value
• Resale update bathroom fixtures — modernizes the space and adds value
• Resale paint exterior — fresh paint enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · cluttered and could be replaced	Minor	$500–3,000
bathroom fixtures · dated and could be updated	Minor	$500–3,000
exterior paint · wooden siding could benefit from fresh paint	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale update kitchen countertops — modernizes the space and adds value ↑
• Resale update bathroom fixtures — modernizes the space and adds value ↑
• Resale paint exterior — fresh paint enhances curb appeal and adds value ↑

ⓘ 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: 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

• Census place: Firestone, CO
• 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

+79.9% since first listed

4 events — show timeline

• 2026-06-06 Listed $138,500 REColorado as Distributed by MLS Grid
• 2020-04-29 Listing Removed — IRES
• 2020-04-04 Price Changed $75,000 IRES
• 2020-03-12 Listed $77,000 IRES