726 E Cleveland St · Lafayette, CO 80026

$185,000

3 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 31 Days on market

Built 2012 1,088 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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Lot rent is $705/month in this rare resident-owned cooperative. One of the few communities of its kind in the desirable and historic Old Town Lafayette. This impeccably maintained home features beautiful cabinetry and countertops in the kitchen, along with a spacious living area and comfortable bedrooms. A built-in sunporch adds extra living space and charm. Fully fenced yard (pets welcome!) and the added privacy of a corner lot. All of this within walking distance to vibrant downtown Lafayette.

Key facts

• Built-in sunporch
• Fully fenced yard
• Corner lot

Tags

• BUILT-IN SUNPORCH
• FULLY FENCED YARD
• CORNER LOT

Property features AI

Finance

• Financial info: Land lease amount $705 monthly (land lease expires May 7, 2026)
• HOA & community: La Luna Community Cooperative (park name); Land lease: month-to-month

Exterior

• Parking: 2 off-street spaces; Concrete parking surface
• Utilities: Electricity connected (220 volts); Natural gas connected; Community sewer
• Home design: Manufactured home in a park; Faces east; Individual ownership
• Construction: Vinyl siding; Mobile home dimensions approximately 68' x 16'; Vinyl skirting; Other roof
• Exterior features: Front porch; Paved, public road frontage; Public maintained road

Interior

• Kitchen: Range; Oven; Range hood; Dishwasher; Refrigerator; Disposal
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 bathrooms total (1 full, 1 three-quarter) on the main level
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: Dishwasher; Disposal; Dryer; Gas water heater; Oven; Range; Range hood; Refrigerator
• Laundry & utility: Main level laundry; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Alicia Sanchez International School (math 5% / reading 22%, grade F, #824 of 966 statewide, top 88%, 343 students, 74% 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 50% FRL vs 16% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 58% district-wide (-20 pts) — the specific schools serving this property underperform the Boulder Valley School District No. Re2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 200 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.23% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $88,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 E Cleveland St	0.00mi	3/2.0	1,088 (0%)	1mo	$182,000	$167	99
715 Bunting Dr	0.50mi	3/2.0	1,056 (-3%)	7mo	$55,000	$52	66
724 Quail Dr	0.37mi	2/2.0 (-1)	1,120 (+3%)	13mo	$75,322	$67	62
709 Cardinal Dr	0.45mi	3/2.0	960 (-12%)	1mo	$104,000	$108	59
713 Flamingo Dr	0.40mi	2/1.0 (-1)	1,152 (+6%)	5mo	$60,000	$52	58
719 Merlin Dr #719	0.35mi	2/2.0 (-1)	1,216 (+12%)	6mo	$50,000	$41	54
11990 E South Boulder Rd #143	0.59mi	3/2.0	980 (-10%)	3mo	$45,000	$46	54
304 Skylark Cir	0.48mi	3/2.0	924 (-15%)	5mo	$82,000	$89	48
702 Dove Dr	0.38mi	3/2.0	1,248 (+15%)	13mo	$114,000	$91	47
804 Meadowlark Cv	0.46mi	2/2.0 (-1)	938 (-14%)	8mo	$80,000	$85	44
807 Flamingo Cv	0.49mi	2/1.0 (-1)	980 (-10%)	11mo	$48,000	$49	42
277 Skylark Cir	0.57mi	2/1.0 (-1)	928 (-15%)	1mo	$75,000	$81	39

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $12,266
• Equity at exit: $27,584

10-year hold

• IRR: 14.3%
• Equity multiple: 2.08×
• Total profit: $56,061
• Equity at exit: $15,995

Cash invested: $51,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$970
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $716

Break-even live

Break-even rent $1,372

Max offer price $185,000

Occupancy floor 64%

Sensitivity live

Price	-10% $820	-5% $768	+0% $716	+5% $663	+10% $611
Rent	-10% $536	-5% $626	+0% $716	+5% $806	+10% $896
Rate	-1.0pp $809	-0.5pp $763	base $716	+0.5pp $668	+1.0pp $619

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 S Foote Ave Unit A Lafayette, CO	2.0	1.0	950	$1,325	$1.39	22d	1	0.21mi
718 Dove Dr Lafayette, CO	2.0	2.0	975	$2,204	$2.26	22d	1	0.45mi
204 E Emma St Lafayette, CO	3.0	2.0	1400	$2,625	$1.88	14d	1	0.53mi
440 Strathmore Ln Lafayette, CO	1.0–2.0	1.0–2.0	906	$2,405	$2.65	14d	15	0.72mi
601 Merlin Dr Lafayette, CO	2.0–3.0	1.0–2.0	973	$2,355	$2.42	14d	9	0.73mi
235 S Boulder Rd Lafayette, CO	3.0	1.0–3.5	1320	$3,428	$2.60	14d	1	0.85mi
772 W Cleveland Cir Lafayette, CO	2.0	2.0	1290	$2,100	$1.63	22d	1	1.06mi

Listing history 4 events

1. 2026-05-08
   status Pending 500-char remark

   Show marketing remark (500 chars)

   Lot rent is $705/month in this rare resident-owned cooperative. One of the few communities of its kind in the desirable and historic Old Town Lafayette. This impeccably maintained home features beautiful cabinetry and countertops in the kitchen, along with a spacious living area and comfortable bedrooms. A built-in sunporch adds extra living space and charm. Fully fenced yard (pets welcome!) and the added privacy of a corner lot. All of this within walking distance to vibrant downtown Lafayette.

2. 2026-05-08
   status Pending

   Show marketing remark (500 chars)

   Lot rent is $705/month in this rare resident-owned cooperative. One of the few communities of its kind in the desirable and historic Old Town Lafayette. This impeccably maintained home features beautiful cabinetry and countertops in the kitchen, along with a spacious living area and comfortable bedrooms. A built-in sunporch adds extra living space and charm. Fully fenced yard (pets welcome!) and the added privacy of a corner lot. All of this within walking distance to vibrant downtown Lafayette.

3. 2026-04-07
   listed $185,000 Active 500-char remark

   Show marketing remark (500 chars)

   Lot rent is $705/month in this rare resident-owned cooperative. One of the few communities of its kind in the desirable and historic Old Town Lafayette. This impeccably maintained home features beautiful cabinetry and countertops in the kitchen, along with a spacious living area and comfortable bedrooms. A built-in sunporch adds extra living space and charm. Fully fenced yard (pets welcome!) and the added privacy of a corner lot. All of this within walking distance to vibrant downtown Lafayette.

4. 2026-04-07
   listed $185,000 Active

   Show marketing remark (500 chars)

   Lot rent is $705/month in this rare resident-owned cooperative. One of the few communities of its kind in the desirable and historic Old Town Lafayette. This impeccably maintained home features beautiful cabinetry and countertops in the kitchen, along with a spacious living area and comfortable bedrooms. A built-in sunporch adds extra living space and charm. Fully fenced yard (pets welcome!) and the added privacy of a corner lot. All of this within walking distance to vibrant downtown Lafayette.

ⓘ 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: $438 · $37/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$579/yr (+$48/mo · 132.1%)

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

Taxation est. · year 1

• Rental income: $27,334
• − Mortgage interest: −$10,363
• − Property taxes: −$438
• − Insurance: −$925
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$5,382
• Taxable income: $5,852
• Est. tax owed @ 24.0%: −$1,405
• After-tax cash flow: $7,184/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

+0.0% since first listed

4 events — show timeline

• 2026-05-08 Pending — IRES
• 2026-05-08 Pending — REColorado as Distributed by MLS Grid
• 2026-04-07 Listed $185,000 REColorado as Distributed by MLS Grid
• 2026-04-07 Listed $185,000 IRES

Property tax history

+15.6%/yr

Latest (2025): $438 · +240.3% YoY. Source: county tax records.