801 Quail Cv · Lafayette, CO 80026

$96,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 5 Days on market

Built 1979 Est $142k · 32% 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
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55 & OLDER COMMUNITY! Welcome home to this wonderful senior park. Great deal on this wonderful mobile home. Built in china hutch, bookcases, computer area, extra storage, 2 deck/patio, storage shed, fireplace, new dishwasher, new fridge, extra insulation in attic, 2 furnaces and much much more. Buyer must be accepted and qualify by Arbordale Acres prior to closing.

Key facts

• 3 parking spots
• Built 1979
• Listed 5 days

Property features AI

Finance

• Other: Parcel number M8900350; Annual taxes listed for 2025
• HOA & community: Monthly land lease of $1,300 (land lease expires December 31, 2026)

Exterior

• Parking: 3 total parking spaces (off-street)
• Utilities: Community sewer
• Home design: Manufactured home located in a park; Manufactured home subtype; Individual ownership
• Construction: Craftmark manufactured home, 64' x 28'; Roof: Other
• Exterior features: Park name: ARBORDALE ACRES; Land lease in effect (monthly land lease)

Interior

• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Cooling: other
• Interior features: Living area approximately 1,792; Above-grade finished living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $96k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $96k).
• Cap rate 26.5% vs local median 2.6% in Lafayette — 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 85/100 on livability (#1 in CO, #566 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime C-, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Aspen Creek K-8 School (math 44% / reading 60%, grade C-, #174 of 966 statewide, top 20%, 748 students, 21% FRL); Angevine Middle School (math 29% / reading 47%, grade F, #90 of 270 statewide, top 34%, 661 students, 44% FRL); Centaurus High School (math 54% / reading 74%, grade B-, #38 of 381 statewide, top 10%, 1,525 students, 32% FRL) — zoned schools average 32% FRL vs 16% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 200 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $664 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 28y 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.
• Current owner paid $20k; list at $96k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $96,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.87% ✓
• Cap rate: 26.46%
• Cash-on-cash: 72.01%
• DSCR: 4.20
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $141,568
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Meadowlark Dr	0.15mi	4/2.0 (+1)	1,792 (0%)	3mo	$137,000	$76	86
809 Flamingo Cv	0.12mi	3/2.0	1,716 (-4%)	13mo	$135,000	$79	77
729 Merlin Dr	0.04mi	2/2.0 (-1)	1,560 (-13%)	14mo	$105,000	$67	60
707 Cardinal Dr	0.25mi	4/2.0 (+1)	2,016 (+12%)	11mo	$190,000	$94	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 · 1.56% rent growth · sell at horizon

5-year hold

• IRR: 70.1%
• Equity multiple: 4.10×
• Total profit: $83,222
• Equity at exit: $14,314

10-year hold

• IRR: 73.7%
• Equity multiple: 8.03×
• Total profit: $188,976
• Equity at exit: $8,300

Cash invested: $26,880 (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 80026

• Rents YoY: 1.6%
• Active inventory: 200
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,759 high
• Mortgage (P&I): −$503
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $1,613

Break-even live

Break-even rent $717

Max offer price $96,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,667	-5% $1,640	+0% $1,613	+5% $1,586	+10% $1,559
Rent	-10% $1,395	-5% $1,504	+0% $1,613	+5% $1,722	+10% $1,831
Rate	-1.0pp $1,661	-0.5pp $1,637	base $1,613	+0.5pp $1,588	+1.0pp $1,563

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 E Emma St Lafayette, CO	3.0	2.0	1400	$2,625	$1.88	14d	1	0.40mi
235 S Boulder Rd Lafayette, CO	3.0	1.0–3.5	1320	$3,428	$2.60	14d	1	0.45mi
211 W Simpson St Lafayette, CO	3.0	2.0	1635	$2,650	$1.62	14d	1	0.78mi
225 Cornelius St Lafayette, CO	3.0	3.5	1520	$2,795	$1.84	14d	1	0.83mi
332 S Carr Ave W Lafayette, CO	4.0	1.5	1536	$2,895	$1.88	21d	1	0.97mi
772 W Cleveland Cir Lafayette, CO	2.0	2.0	1290	$2,100	$1.63	21d	1	1.01mi
557 Wild Ridge Ln Lafayette, CO	2.0	2.5	2382	$2,755	$1.16	21d	1	1.04mi
1244 James Cir Lafayette, CO	3.0	3.0	1910	$2,500	$1.31	21d	1	1.35mi
1110 # E Unit Centaur Cir unit Lafayette, CO	3.0	2.0	1375	$2,400	$1.75	21d	1	1.40mi
1221 Warrior Way Unit 1 Lafayette, CO	3.0	2.5	1260	$2,795	$2.22	21d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $96,000 Active 5 DOM
2. 2026-06-17
   days on market $96,000 Active 4 DOM
3. 2026-06-16
   days on market $96,000 Active 3 DOM
4. 2026-06-15
   days on market $96,000 Active 2 DOM
5. 2026-06-14
   remarks 526-char remark
6. 2026-06-14
   listed $96,000 Active 1 DOM

ⓘ 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: $278 · $23/mo
• Projected year-2 tax: $528 · $44/mo
• Expected delta: +$250/yr (+$21/mo · 90.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,108
• − Mortgage interest: −$5,377
• − Property taxes: −$278
• − Insurance: −$480
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$2,793
• Taxable income: $18,883
• Est. tax owed @ 24.0%: −$4,532
• After-tax cash flow: $14,825/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Lafayette

• Score: 85/100
• State rank: #1
• US rank: #566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, CO
• County: Boulder County · 271,666 people
• City population: 32,701
• Metro: Boulder, CO
• Population (ZIP): 32,701
• Household income: $120,187
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1019.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -489.04%
• Current HPI: 280.2819
• Rent YoY: ▲ 1.56%
• Metro: Boulder, 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

+45.5% since first listed

17 events — show timeline

• 2026-06-13 Listed $96,000 REColorado as Distributed by MLS Grid
• 2007-10-03 Sold (MLS) $20,000 IRES
• 2007-08-28 Listed $25,000 IRES
• 2007-08-10 Listing Removed — IRES
• 2007-07-10 Listed $25,000 IRES
• 2002-10-16 Sold (MLS) $56,000 IRES
• 2001-09-20 Listed $59,900 IRES
• 2001-04-30 Listing Removed — IRES
• 2001-04-30 Listing Removed — IRES
• 2001-01-06 Listed $59,999 IRES
• 2000-11-01 Listed $65,000 IRES
• 2000-10-29 Listing Removed — IRES
• 1999-10-05 Listing Removed — IRES
• 1999-10-04 Listed $66,000 IRES
• 1999-06-28 Listed $66,000 IRES
• 1999-06-25 Listing Removed — IRES
• 1998-11-16 Listed $66,000 IRES

Property tax history

+7.0%/yr

Latest (2025): $278 · +213.3% YoY. Source: county tax records.