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

$45,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 189 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 * Welcome to Harmony Village, a unique manufactured home community designed for the convenience of our residents. Our experienced and professional management staff handles the day-to-day responsibilities of the community, so you can enjoy the beautifully landscaped grounds and contemporary amenities planned with your family in mind. Located just 7 miles from Downtown Fort Collins, our community sits inside of a top-rated school district. Around your home, there are many things to do such as shopping at Costco, Lowe's, and Target, as well as dining out at favorite local restaurants like DC Oake's Brewhouse and Fuzzy's Taco Shop.

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 $950 ($11k/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 31.1% 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); 275 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 189 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 189 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: 3.49% ✓
• Cap rate: 31.12%
• Cash-on-cash: 88.66%
• DSCR: 4.95
• GRM: 2.4

CMA / ARV

• ARV (median comp): $82,000
• List price: $45,900
• Delta: -44.02%
• Verdict: UNDERPRICED
• Comps: 6 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%)	6mo	$83,000	$75	64
5225 White Willow Dr Unit A-230	0.94mi	2/2.0 (-1)	977 (-0%)	3mo	$338,000	$346	57
5225 White Willow Dr Unit Q130	0.97mi	2/2.0 (-1)	1,012 (+3%)	1mo	$360,000	$356	53
4545 Wheaton Dr Unit E-380	1.24mi	2/2.0 (-1)	936 (-4%)	1mo	$250,000	$267	51
4545 Wheaton Dr Unit A-370	1.16mi	2/2.0 (-1)	936 (-4%)	5mo	$275,000	$294	48
2519 Antelope Rd	0.78mi	2/1.0 (-1)	1,016 (+4%)	2mo	$429,900	$423	48
4545 Wheaton Dr Unit H-220	1.17mi	2/2.0 (-1)	912 (-7%)	4mo	$275,000	$302	45
5225 White Willow Dr Unit Q220	0.96mi	2/2.0 (-1)	1,048 (+7%)	6mo	$356,000	$340	43
3815 Steelhead St Unit 16A	1.48mi	2/1.0 (-1)	1,047 (+7%)	3mo	$320,000	$306	42
3465 Lochwood Dr #91	1.45mi	2/1.0 (-1)	889 (-9%)	4mo	$283,000	$318	37
5551 Cornerstone Dr #1	1.18mi	2/1.5 (-1)	1,177 (+20%)	4mo	$380,000	$323	29
5551 Cornerstone Dr Unit A-1	1.21mi	2/1.5 (-1)	1,177 (+20%)	4mo	$380,000	$323	29

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: 90.9%
• Equity multiple: 5.45×
• Total profit: $57,167
• Equity at exit: $10,170

10-year hold

• IRR: 93.1%
• Equity multiple: 11.48×
• Total profit: $134,674
• 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 →

Active competition Active MLS

• For sale now: 10 active · 1 under contract
• Median asking: $66,725 ($64/sqft)
• Median days on market: 90 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +31.7% 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: 275
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,604 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: −$337
• Net cashflow: $950

Break-even live

Break-even rent $402

Max offer price $45,900

Occupancy floor 36%

Sensitivity live

Price	-10% $981	-5% $965	+0% $950	+5% $934	+10% $918
Rent	-10% $823	-5% $886	+0% $950	+5% $1,013	+10% $1,076
Rate	-1.0pp $973	-0.5pp $961	base $950	+0.5pp $938	+1.0pp $926

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Timberwood Dr Fort Collins, CO	2.0–3.0	2.0	1221	$1,920	$1.57	1d	4	0.61mi
3644 S Timberline Rd Unit A104 Fort Collins, CO	2.0	2.0	1111	$1,699	$1.53	22d	1	0.81mi
3644 S Timberline Rd Unit D201 Fort Collins, CO	2.0	2.0	1011	$1,599	$1.58	2d	1	0.81mi
3644 S Timberline Rd Unit A208 Fort Collins, CO	2.0	2.0	1111	$1,699	$1.53	0d	1	0.81mi
2002 Battlecreek Dr Fort Collins, CO	1.0–3.0	1.0–2.0	1029	$2,551	$2.48	0d	20	0.88mi
5225 White Willow Dr Unit C220 Fort Collins, CO	2.0	2.0	1084	$1,950	$1.80	31d	1	0.97mi
5225 White Willow Dr Fort Collins, CO	2.0	2.0	1084	$1,870	$1.73	37d	2	1.00mi
5225 White Willow Dr Fort Collins, CO	2.0	2.0	1003	$1,940	$1.93	154d	1	1.00mi
4545 Wheaton Dr Fort Collins, CO	1.0–2.0	1.0–2.0	936	$1,995	$2.13	37d	2	1.21mi
4545 Wheaton Dr Fort Collins, CO	1.0–3.0	1.0–2.0	903	$2,200	$2.44	154d	5	1.21mi
4545 Wheaton Dr Unit D370 Fort Collins, CO	2.0	2.0	936	$1,895	$2.02	1d	1	1.24mi
4545 Wheaton Dr Unit D370 Fort Collins, CO	2.0	2.0	936	$1,895	$2.02	15d	1	1.24mi
2212 Vermont Dr Fort Collins, CO	1.0–2.0	1.0–2.0	852	$1,892	$2.22	0d	7	1.31mi
4470 S Lemay Ave Fort Collins, CO	1.0–2.0	1.0–2.0	870	$1,987	$2.28	2d	14	1.35mi
3707 Precision Dr Fort Collins, CO	1.0–2.0	1.0–2.0	963	$2,062	$2.14	0d	20	1.37mi
3465 Lochwood Dr Unit J39 Fort Collins, CO	2.0	1.5	1057	$1,795	$1.70	154d	1	1.44mi
2918 S Timberline Rd Fort Collins, CO	1.0–2.0	1.0–2.0	753	$2,040	$2.71	43d	11	1.46mi
2918 S Timberline Rd Fort Collins, CO	2.0	2.0	947	$1,799	$1.90	1d	1	1.46mi
3838 Steelhead St Unit H Fort Collins, CO	2.0	2.0	1110	$2,000	$1.80	10d	1	1.48mi
3500 Rolling Green Dr Unit J40 Fort Collins, CO	2.0	1.0	900	$1,575	$1.75	0d	1	1.50mi
3500 Rolling Green Dr Unit D19 Fort Collins, CO	2.0	1.0	896	$1,675	$1.87	10d	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. 2026-11-08
   days on market $45,900 Active 189 DOM
2. 2026-11-07
   days on market $45,900 Active 188 DOM
3. 2026-11-06
   days on market $45,900 Active 187 DOM
4. 2026-11-05
   days on market $45,900 Active 186 DOM
5. 2026-11-04
   days on market $45,900 Active 185 DOM
6. 2026-11-02
   days on market $45,900 Active 183 DOM
7. 2026-11-01
   days on market $45,900 Active 182 DOM
8. 2026-10-31
   days on market $45,900 Active 181 DOM
9. 2026-10-30
   days on market $45,900 Active 180 DOM
10. 2026-10-29
    days on market $45,900 Active 179 DOM
11. 2026-10-28
    days on market $45,900 Active 178 DOM
12. 2026-10-27
    remarks 699-char remark
13. 2026-10-27
    days on market $45,900 Active 177 DOM
14. 2026-10-26
    days on market $45,900 Active 176 DOM
15. 2026-10-26
    days on market $45,900 Active 175 DOM
16. 2026-10-24
    days on market $45,900 Active 174 DOM
17. 2026-10-23
    days on market $45,900 Active 173 DOM
18. 2026-10-22
    days on market $45,900 Active 172 DOM
19. 2026-10-21
    days on market $45,900 Active 171 DOM
20. 2026-10-20
    days on market $45,900 Active 170 DOM
21. 2026-10-19
    days on market $45,900 Active 169 DOM
22. 2026-10-18
    days on market $45,900 Active 168 DOM
23. 2026-10-17
    days on market $45,900 Active 167 DOM
24. 2026-10-16
    days on market $45,900 Active 166 DOM
25. 2026-10-15
    days on market $45,900 Active 165 DOM
26. 2026-10-14
    days on market $45,900 Active 164 DOM
27. 2026-10-13
    days on market $45,900 Active 163 DOM
28. 2026-10-12
    days on market $45,900 Active 162 DOM
29. 2026-10-11
    days on market $45,900 Active 161 DOM
30. 2026-10-10
    days on market $45,900 Active 160 DOM
31. 2026-10-09
    days on market $45,900 Active 159 DOM
32. 2026-10-08
    days on market $45,900 Active 158 DOM
33. 2026-10-07
    days on market $45,900 Active 157 DOM
34. 2026-10-06
    days on market $45,900 Active 156 DOM
35. 2026-10-05
    days on market $45,900 Active 155 DOM
36. 2026-10-04
    days on market $45,900 Active 154 DOM
37. 2026-10-04
    days on market $45,900 Active 153 DOM
38. 2026-10-02
    days on market $45,900 Active 152 DOM
39. 2026-10-01
    days on market $45,900 Active 151 DOM
40. 2026-09-30
    days on market $45,900 Active 150 DOM
41. 2026-09-29
    days on market $45,900 Active 149 DOM
42. 2026-09-28
    days on market $45,900 Active 148 DOM
43. 2026-09-27
    days on market $45,900 Active 147 DOM
44. 2026-09-26
    days on market $45,900 Active 146 DOM
45. 2026-09-25
    days on market $45,900 Active 145 DOM
46. 2026-09-24
    days on market $45,900 Active 144 DOM
47. 2026-09-23
    days on market $45,900 Active 143 DOM
48. 2026-09-22
    days on market $45,900 Active 142 DOM
49. 2026-09-21
    days on market $45,900 Active 141 DOM
50. 2026-09-20
    days on market $45,900 Active 140 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: $19,242
• − Mortgage interest: −$2,571
• − Property taxes: −$688
• − Insurance: −$230
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$1,335
• Taxable income: $11,339
• Est. tax owed @ 24.0%: −$2,721
• After-tax cash flow: $8,674/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%
• 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)