3660 Ponderosa Ct #7 · Evans, CO 80620

$147,500

1 bd · 1.0 ba · 888 sqft · Condo public records · 86 Days on market

Built 2005 $275/mo HOA · 18% of rent ↓ 22% since listing

---

Why this score? — see what drove the D- 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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This 1 bedroom, 1 bath condo is READY for you! Come see this upper level unit with large windows allowing for great light, an elevated deck, cozy fireplace, and more. Kitchen features an eat-in area and huge pantry. In-unit washer and dryer. The HOA takes care of all exterior maintenance, snow removal, lawn care, and trash so you can simply lock and leave. All this at an affordable price!

Key facts

• Large windows
• Eat-in area
• Huge pantry

Tags

• UPPER LEVEL UNIT
• LARGE WINDOWS
• ELEVATED DECK
• EAT-IN AREA
• HUGE PANTRY
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• Other: Property zoned residential; Above-grade finished area listed; Not new construction
• HOA & community: HOA (Fox Crossing) with monthly fee of $275; HOA transfer fee applies; HOA maintains reserves; HOA fee covers common amenities, trash, snow removal, grounds maintenance, exterior maintenance, water and sewer; Community park

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water with meter installed; Public sewer; Natural gas available (Atmos); Electricity available
• Home design: Residential attached property; Single-story; Second-floor unit/structure type
• Construction: Frame construction; Composition roof; Built previously (not new)
• Exterior features: Deck; Minimal flood risk (C rating)

Interior

• Kitchen: No appliances included
• Bedrooms: 1 bedroom (all bedrooms conform)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Multi-sided fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $148k.

Deal economics

• At list price, monthly cash flow is $-8 ($-99/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (1.0% below list).
• Meets the 1% rule at list price ($1k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 3.8% in Evans — 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 69/100 on livability (#104 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: crime C-, amenities F, health & safety F.
• Greeleyschool District No. 6 In The County Of Weld And Sta (urban): math 15% / reading 31% proficiency, ranked #71 of 86 in CO (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greeley West High School (math 20% / reading 39%, grade F, #244 of 381 statewide, top 66%, 1,885 students, 64% FRL).
• Market conditions: Rents soft (-1.8%/yr); 120 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,170 units permitted in Weld County in 2024 (278 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.
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $138,650 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.31×
• Total profit: $-28,686
• Equity at exit: $21,993

10-year hold

• IRR: -24.6%
• Equity multiple: -0.02×
• Total profit: $-42,084
• Equity at exit: $12,753

Cash invested: $41,300 (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 80620

• Home prices YoY: -20.9%
• Rents YoY: -1.8%
• Active inventory: 120
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$774
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$61
• HOA: −$275
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-8

Break-even live

Break-even rent $1,507

Max offer price $146,036

Occupancy floor 96%

Sensitivity live

Price	-10% $75	-5% $33	+0% $-8	+5% $-50	+10% $-92
Rent	-10% $-126	-5% $-67	+0% $-8	+5% $51	+10% $110
Rate	-1.0pp $66	-0.5pp $29	base $-8	+0.5pp $-47	+1.0pp $-85

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3770 Ponderosa Ct #1 Evans, CO	2.0	2.0	1047	$1,650	$1.58	24d	1	0.09mi
3301 Abbey Rd Evans, CO	1.0–3.0	1.0–2.0	913	$1,372	$1.50	14d	10	0.41mi
2846 Arbor Dr #2898 Evans, CO	2.0	1.5–2.0	1327	$1,738	$1.31	14d	3	0.75mi
4620 Tuscany St Evans, CO	1.0–3.0	1.0–2.0	1016	$1,300	$1.28	24d	1	0.89mi
2506 32nd St Evans, CO	2.0–3.0	2.0	1155	$1,700	$1.47	24d	1	0.99mi
3800 Centerplace Dr Greeley, CO	1.0–3.0	1.0–2.0	973	$1,557	$1.60	14d	18	1.10mi
4750 29th St Greeley, CO	1.0–3.0	1.0–2.0	1007	$1,410	$1.40	14d	20	1.15mi
3775 W 25th St Greeley, CO	1.0–2.0	1.0–2.0	855	$983	$1.15	14d	4	1.27mi
3770 W 24th St Greeley, CO	2.0	1.0–2.0	936	$1,434	$1.53	24d	6	1.35mi
2507 W 27th St Apt C Greeley, CO	2.0	1.5	1064	$1,225	$1.15	24d	1	1.36mi
2405 38th Ave Greeley, CO	2.0	1.0–2.0	884	$1,658	$1.87	14d	19	1.36mi
2162 30th St Greeley, CO	1.0–3.0	1.0–1.5	688	$999	$1.45	14d	16	1.48mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: trashlandscapingsnow removalexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-15
   status Pending
2. 2026-04-21
   price $147,500
3. 2026-03-23
   price $157,500
4. 2026-02-18
   listed $167,500 Active
5. 2025-09-19
   historical
6. 2025-05-18
   historical Active - Backup
7. 2025-05-13
   price $150,000
8. 2025-05-05
   listed $175,000 Active
9. 2025-05-05
   historical
10. 2025-05-05
    historical
11. 2024-12-19
    listed $207,000 Active
12. 2021-08-18
    soldstatus $195,000
13. 2021-08-13
    soldstatus $195,000 Sold
14. 2021-07-05
    historical Active - Backup
15. 2021-07-02
    listed $190,000 Active

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $962 · $80/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,952
• − Mortgage interest: −$8,262
• − Property taxes: −$962
• − Insurance: −$738
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − HOA: −$3,300
• − Depreciation: −$4,291
• Taxable loss: −$2,473
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $494/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: Greeleyschool District No. 6 In The County Of Weld And Sta
• NCES district ID: 0804410
• Math proficiency: 15% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $46,417
• Composite: 19.99/100
• National rank: #8667
• State rank: #71 of 86 in CO

Livability — Evans

• Score: 69/100
• State rank: #104
• US rank: #9005

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evans, CO
• County: Weld County · 332,652 people
• City population: 20,798
• Metro: Greeley, CO
• Population (ZIP): 20,798
• Household income: $73,590
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 420.0

Population outlook (Weld County) Hauer SSP2

• Today (2025): 351,957 people
• By 2030: 385,304 · +9.5%
• By 2040: 451,818 · +28.4%
• By 2050: 514,478 · +46.2%
• By 2075: 648,733 · +84.3%
• By 2100: 720,400 · +104.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 48% White 45% Two or more races 17% Black 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Serbian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 67% English-only · Spanish 31% Other Asian/Pacific 1%

Political lean MEDSL · Weld

• 2024 margin: Strong R (+21.0) · D 38.2% · R 59.2% · Other 2.6%
• 2008→2024 swing: -12.2pp toward R · 2008: -8.7pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+18.0 2016: R+22.4 2012: R+13.2 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.36%
• Current HPI: 330.6379
• Rent YoY: ▼ -1.78%
• Metro: Greeley, 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

-22.4% since first listed

15 events — show timeline

• 2026-05-15 Pending — IRES
• 2026-04-21 Price Changed $147,500 IRES
• 2026-03-23 Price Changed $157,500 IRES
• 2026-02-18 Listed $167,500 IRES
• 2025-09-19 Listing Removed — IRES
• 2025-05-18 Contingent — IRES
• 2025-05-13 Price Changed $150,000 IRES
• 2025-05-05 Listing Removed — IRES
• 2025-05-05 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-05-05 Listed $175,000 IRES
• 2024-12-19 Listed $207,000 IRES
• 2021-08-18 Sold (Public Records) $195,000 Public Records
• 2021-08-13 Sold (MLS) $195,000 IRES
• 2021-07-05 Contingent — IRES
• 2021-07-02 Listed $190,000 IRES

Property tax history

+4.7%/yr

Latest (2024): $962 · +4.4% YoY. Source: county tax records.