2500 E Harmony Rd #351 · Fort Collins, CO 80528

$45,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 143 Days on market

Manufactured home Built 2025 Fair condition $47/sqft · 44% below area Est $82k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.6

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 3 bedroom, 2 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, a swimming pool, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Swimming pool
• Basketball court
• Playground

Tags

• PLAYGROUND
• SWIMMING POOL
• BASKETBALL COURT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $46k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.5% vs local median 2.7% in Fort Collins — 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 80/100 on livability (#11 in CO, #1,750 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Poudre School District R-1 (urban): math 45% / reading 60% proficiency, ranked #10 of 86 in CO (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Traut Core Elementary School (math 67% / reading 77%, grade A-, #26 of 966 statewide, top 4%, 502 students, 12% FRL); Kinard Core Knowledge Middle School (math 61% / reading 77%, grade A, #8 of 270 statewide, top 3%, 748 students, 7% FRL); Fort Collins High School (math 42% / reading 73%, grade C, #68 of 381 statewide, top 18%, 1,903 students, 32% FRL).
• Zoned-school proficiency averages 66% at this address vs 52% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Poudre School District R-1 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 246 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).
• This rent is only 15% of the median local income ($130k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $317 of loan paydown is wiped out by about $650 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 (-1.4% appreciation + 3.6% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.64% ✓
• Cap rate: 32.50%
• Cash-on-cash: 93.61%
• DSCR: 5.17
• GRM: 2.3

CMA / ARV

• ARV (median comp): $82,000
• List price: $45,900
• Delta: -44.02%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 E Harmony Rd #84	0.20mi	3/2.0	1,104 (+13%)	5mo	$83,000	$75	66
5225 White Willow Dr Unit A-230	0.94mi	2/2.0 (-1)	977 (-0%)	2mo	$338,000	$346	58
4545 Wheaton Dr Unit A-370	1.16mi	2/2.0 (-1)	936 (-4%)	4mo	$275,000	$294	50
2519 Antelope Rd	0.78mi	2/1.0 (-1)	1,016 (+4%)	1mo	$429,900	$423	49
4545 Wheaton Dr Unit H-220	1.17mi	2/2.0 (-1)	912 (-7%)	2mo	$275,000	$302	47
5225 White Willow Dr Unit Q220	0.96mi	2/2.0 (-1)	1,048 (+7%)	5mo	$356,000	$340	44
3815 Steelhead St Unit 16A	1.48mi	2/1.0 (-1)	1,047 (+7%)	1mo	$320,000	$306	44
4545 Wheaton Dr Unit E-210	1.23mi	2/2.0 (-1)	1,071 (+9%)	5mo	$305,000	$285	40
3465 Lochwood Dr #91	1.45mi	2/1.0 (-1)	889 (-9%)	2mo	$283,000	$318	38
5225 White Willow Dr Unit F-200	1.00mi	2/2.0 (-1)	1,090 (+11%)	5mo	$330,000	$303	37
5551 Cornerstone Dr #1	1.18mi	2/1.5 (-1)	1,177 (+20%)	3mo	$380,000	$323	31
5551 Cornerstone Dr Unit A-1	1.21mi	2/1.5 (-1)	1,177 (+20%)	3mo	$380,000	$323	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.42% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: 96.0%
• Equity multiple: 5.71×
• Total profit: $60,585
• Equity at exit: $10,170

10-year hold

• IRR: 98.0%
• Equity multiple: 12.06×
• Total profit: $142,171
• Equity at exit: $9,922

Cash invested: $12,852 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 1 under contract
• Months of supply: 27.0 mo (4%/mo absorbed)
• Median asking: $68,250 ($63/sqft)
• Median days on market: 111 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +32.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 80528

• Home prices YoY: -0.6%
• Rents YoY: 3.6%
• Active inventory: 246
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$57 /mo · $688/yr
• Insurance: −$19
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $1,003

Break-even live

Break-even rent $402

Max offer price $45,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,034	-5% $1,018	+0% $1,003	+5% $987	+10% $971
Rent	-10% $871	-5% $937	+0% $1,003	+5% $1,069	+10% $1,135
Rate	-1.0pp $1,026	-0.5pp $1,014	base $1,003	+0.5pp $991	+1.0pp $979

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: $11,475
• Closing costs: $1,377
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Timberwood Dr Fort Collins, CO	2.0–3.0	2.0	1114	$1,920	$1.72	0d	3	0.61mi
2002 Battlecreek Dr Fort Collins, CO	1.0–3.0	1.0–2.0	1029	$2,471	$2.40	0d	17	0.88mi
5225 White Willow Dr Fort Collins, CO	2.0	2.0	1084	$1,870	$1.73	5d	1	1.00mi
5225 White Willow Dr Fort Collins, CO	2.0	2.0	1003	$1,940	$1.93	109d	1	1.00mi
4545 Wheaton Dr Fort Collins, CO	1.0–3.0	1.0–2.0	903	$2,200	$2.44	109d	5	1.21mi
4545 Wheaton Dr Fort Collins, CO	1.0–2.0	1.0–2.0	818	$1,895	$2.32	3d	3	1.21mi
2212 Vermont Dr Fort Collins, CO	1.0–2.0	1.0–2.0	852	$1,895	$2.22	0d	6	1.31mi
4470 S Lemay Ave Fort Collins, CO	1.0–2.0	1.0–2.0	870	$2,071	$2.38	0d	16	1.35mi
3707 Precision Dr Fort Collins, CO	1.0–2.0	1.0–2.0	963	$2,276	$2.36	0d	18	1.37mi
3465 Lochwood Dr Unit J39 Fort Collins, CO	2.0	1.5	1057	$1,795	$1.70	109d	1	1.44mi
2918 S Timberline Rd Fort Collins, CO	1.0–2.0	1.0–2.0	753	$2,040	$2.71	0d	10	1.46mi
3838 Steelhead St Unit H Fort Collins, CO	2.0	2.0	1110	$2,000	$1.80	5d	1	1.48mi
3500 Rolling Green Dr Unit D19 Fort Collins, CO	2.0	1.0	896	$1,675	$1.87	5d	1	1.50mi

Property features AI

Finance

• Financial info: List price $45,400

Exterior

• Utilities: Natural gas available
• Home design: Condo/Unit (address: 2500 E Harmony Rd #351, Fort Collins, CO 80528)Plan name: 91327Currently active listing
• Exterior features: Living area approximately 980

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Spec home (new construction inventory type: Spec)

Listing history 50 events

1. 2026-09-23
   days on market $45,900 Active 143 DOM
2. 2026-09-22
   days on market $45,900 Active 142 DOM
3. 2026-09-21
   days on market $45,900 Active 141 DOM
4. 2026-09-20
   days on market $45,900 Active 140 DOM
5. 2026-09-18
   days on market $45,900 Active 138 DOM
6. 2026-09-17
   days on market $45,900 Active 137 DOM
7. 2026-09-16
   days on market $45,900 Active 136 DOM
8. 2026-09-15
   days on market $45,900 Active 135 DOM
9. 2026-09-14
   days on market $45,900 Active 134 DOM
10. 2026-09-13
    days on market $45,900 Active 133 DOM
11. 2026-09-12
    days on market $45,900 Active 132 DOM
12. 2026-09-11
    days on market $45,900 Active 131 DOM
13. 2026-09-05
    days on market $45,900 Active 125 DOM
14. 2026-09-04
    days on market $45,900 Active 124 DOM
15. 2026-09-03
    days on market $45,900 Active 123 DOM
16. 2026-08-31
    days on market $45,900 Active 120 DOM
17. 2026-08-30
    days on market $45,900 Active 119 DOM
18. 2026-08-29
    days on market $45,900 Active 118 DOM
19. 2026-08-28
    days on market $45,900 Active 117 DOM
20. 2026-08-27
    days on market $45,900 Active 116 DOM
21. 2026-08-25
    days on market $45,900 Active 114 DOM
22. 2026-08-24
    days on market $45,900 Active 113 DOM
23. 2026-08-23
    days on market $45,900 Active 112 DOM
24. 2026-08-22
    days on market $45,900 Active 111 DOM
25. 2026-08-21
    days on market $45,900 Active 110 DOM
26. 2026-08-20
    days on market $45,900 Active 109 DOM
27. 2026-08-19
    days on market $45,900 Active 108 DOM
28. 2026-08-18
    days on market $45,900 Active 107 DOM
29. 2026-08-17
    days on market $45,900 Active 106 DOM
30. 2026-08-16
    days on market $45,900 Active 105 DOM
31. 2026-08-15
    days on market $45,900 Active 104 DOM
32. 2026-08-15
    days on market $45,900 Active 103 DOM
33. 2026-08-13
    days on market $45,900 Active 102 DOM
34. 2026-08-12
    days on market $45,900 Active 101 DOM
35. 2026-08-11
    days on market $45,900 Active 100 DOM
36. 2026-08-10
    days on market $45,900 Active 99 DOM
37. 2026-08-09
    days on market $45,900 Active 98 DOM
38. 2026-08-08
    days on market $45,900 Active 97 DOM
39. 2026-08-07
    days on market $45,900 Active 96 DOM
40. 2026-08-06
    days on market $45,900 Active 95 DOM
41. 2026-08-05
    days on market $45,900 Active 94 DOM
42. 2026-08-04
    days on market $45,900 Active 93 DOM
43. 2026-08-03
    days on market $45,900 Active 92 DOM
44. 2026-07-31
    days on market $45,900 Active 89 DOM
45. 2026-07-29
    days on market $45,900 Active 87 DOM
46. 2026-07-27
    days on market $45,900 Active 85 DOM
47. 2026-07-25
    days on market $45,900 Active 83 DOM
48. 2026-07-24
    days on market $45,900 Active 82 DOM
49. 2026-07-23
    days on market $45,900 Active 81 DOM
50. 2026-07-22
    days on market $45,900 Active 80 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,048
• − Mortgage interest: −$2,571
• − Property taxes: −$688
• − Insurance: −$230
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$1,335
• Taxable income: $12,016
• Est. tax owed @ 24.0%: −$2,884
• After-tax cash flow: $9,147/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $24,500–$44,100 screening

This manufactured home requires moderate repairs, particularly to the roof and exterior siding, to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and tear
• Major exterior siding — Weathered and in need of replacement

Value-add opportunities

• Both repair roof — Critical to safety and appearance ↑
• Both replace exterior siding — Improves curb appeal and value ↑
• Both landscaping refresh — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Linton Elementary School F CO #706/966 Nat'l #33,738/41,679 Middle Boltz Middle School F CO #93/270 Nat'l #6,708/14,009 High Fort Collins High School C CO #68/381 Nat'l #4,023/17,239

Schools (NCES district)

• District: Poudre School District R-1
• NCES district ID: 0803990
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $57,281
• Composite: 45.5/100
• National rank: #2610
• State rank: #10 of 86 in CO

A Composite livability gradescore 80/100

Livability — Fort Collins

• Score: 80/100
• State rank: #11
• US rank: #1750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Collins, CO
• County: Larimer County · 415,361 people
• City population: 202,303
• Metro: Fort Collins, CO
• Population (ZIP): 24,960
• Household income: $130,350
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 12% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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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: ▼ -1.42%
• Current HPI: 244.4061
• Rent YoY: ▲ 3.60%
• Metro: Fort Collins, CO
• State GDP YoY: ▲ 1.95%
• F500 in state: 14

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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

Property features AI

Finance

• Financial info: List price $45,400

Exterior

• Utilities: Natural gas available
• Home design: Condo/Unit (address: 2500 E Harmony Rd #351, Fort Collins, CO 80528)Plan name: 91327Currently active listing
• Exterior features: Living area approximately 980

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Spec home (new construction inventory type: Spec)