3720 Wilson Ave · Wellington, CO 80549

$150,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 1 Days on market

Built 1985 6,534 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity. 3 bedrooms with large Master bedroom. Privacy, fenced back yard.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• HOA & community: No association fees or transfer fees

Exterior

• Parking: Attached 2-car garage
• Utilities: City water with meter installed; Public sewer; Natural gas available; Electricity available; Cable available
• Home design: Single-family residence; One level; Not new construction
• Construction: Frame construction; Composition roof; Built previously (year not specified)
• Exterior features: Minimal flood risk (C-rating)

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: Three bedrooms (all conforming)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Electric range; Dishwasher; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 13.8% vs local median 3.8% in Wellington — 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 (#47 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B+; Watch: crime D+, amenities F, commute 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: Eyestone Elementary School (math 27% / reading 47%, grade F, #405 of 966 statewide, top 43%, 663 students, 32% FRL); Poudre High School (math 36% / reading 59%, grade D, #131 of 381 statewide, top 34%, 1,663 students, 38% FRL).
• Market conditions: 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $97k; list at $150k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D 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?
3. 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.
4. 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.
5. 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: 1.62% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.91%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $350,740
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3738 Henderson Ave	0.07mi	2/1.0 (-1)	1,008 (+2%)	2mo	$390,000	$387	87
8111 3rd St	0.51mi	3/1.0	1,056 (+7%)	1mo	$375,000	$355	64
3828 Mckinley Ave	0.46mi	2/1.0 (-1)	988 (0%)	11mo	$250,000	$253	64
3801 Garfield Ave	0.30mi	2/1.0 (-1)	931 (-6%)	20mo	$320,000	$344	54
7905 3rd St	0.63mi	2/1.0 (-1)	870 (-12%)	5mo	$309,000	$355	42
7979 5th St	0.64mi	3/2.0	1,103 (+12%)	7mo	$381,150	$346	41
8310 5th St	0.41mi	2/1.0 (-1)	877 (-11%)	22mo	$355,000	$405	39
8322 5th St	0.39mi	2/1.0 (-1)	848 (-14%)	21mo	$360,000	$425	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.85×
• Total profit: $35,690
• Equity at exit: $22,365

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $108,342
• Equity at exit: $12,969

Cash invested: $42,000 (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 80549

• Active inventory: 106
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,436 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $942

Break-even live

Break-even rent $1,243

Max offer price $150,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,027	-5% $984	+0% $942	+5% $899	+10% $857
Rent	-10% $750	-5% $846	+0% $942	+5% $1,038	+10% $1,134
Rate	-1.0pp $1,017	-0.5pp $980	base $942	+0.5pp $903	+1.0pp $864

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3809 Hamilton Ave Wellington, CO	3.0	1.0	1052	$1,995	$1.90	22d	1	0.75mi

Listing history 3 events

1. 2026-06-03
   pricestatus $150,000 Pending 1 DOM
2. 2026-06-02
   remarks 94-char remark
3. 2026-06-02
   listed $125,000 Coming Soon 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: $1,596 · $133/mo
• Projected year-2 tax: $1,596 · $133/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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,227
• − Mortgage interest: −$8,402
• − Property taxes: −$1,596
• − Insurance: −$750
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − Depreciation: −$4,364
• Taxable income: $9,438
• Est. tax owed @ 24.0%: −$2,265
• After-tax cash flow: $9,038/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: 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

Livability — Wellington

• Score: 73/100
• State rank: #47
• US rank: #5141

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellington, CO
• County: Larimer County · 338,255 people
• City population: 14,325
• Metro: Fort Collins, CO
• Population (ZIP): 14,325
• Household income: $107,614
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 343.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 18% Two or more races 10%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 5% Slovak 3% Portuguese 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -143.62%
• Current HPI: 265.1922
• Rent YoY: —
• Metro: Fort Collins, 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

+123.2% since first listed

6 events — show timeline

• 2026-06-02 Coming Soon $125,000 IRES
• 1998-09-23 Sold (MLS) $97,000 IRES
• 1998-09-01 Sold (Public Records) $97,000 Public Records
• 1998-07-27 Listed $99,900 IRES
• 1993-12-01 Sold (Public Records) $68,000 Public Records
• 1992-02-01 Sold (Public Records) $56,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,596 · -3.0% YoY. Source: county tax records.