712 Oriole Dr · Lafayette, CO 80026

$122,995

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 25 Days on market

Built 1993 Est $150k · 18% under $1300/mo HOA · 54% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +7.9/30.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful and well maintained doublewide Mobile Home located in Arbordale Acres MHP. Nice shaded lot. NO LAND is included in sale. Within walking distance to Charter School. Newer paint, carpet & laminate flooring. Beautiful home. Furnishings available for purchase at additional cost to be negotiated between buyer & seller. Buyer must apply with and be accepted by park. Lot Rent i $771/month plus sewer & water.

Key facts

• Fully remodeled
• Open concept living
• New paint

Tags

• FULLY REMODELED
• OPEN CONCEPT LIVING
• VINYL PLANK FLOORING
• NEW PAINT
• NEW WINDOWS
• NEW FRONT DOOR

Property features AI

Finance

• Other: Park name: Arbordale Acres; Make: TiT
• Financial info: Land lease in effect (monthly $1,300) through December 31, 2026
• HOA & community: Arbordale Acres association (professionally managed); Association amenities include clubhouse, playground, pool, storage; Association fee $1,300 monthly

Exterior

• Parking: 2 total parking spaces; 2 off-street spaces; Asphalt parking surface
• Utilities: Public water; Community sewer
• Home design: Manufactured in park (Manufactured Home); Individual ownership
• Construction: Wood siding; Composition roof; Vinyl skirting; Manufacture dimensions: 52' x 28'
• Exterior features: Private yard; Rain gutters; Covered front porch

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Built-in features; Ceiling fan(s); Five-piece bathroom; High ceilings; Open floor plan; Walk-in closet(s); Double pane windows; Skylight(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $123k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (18.8% below list).
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $100k (18.8% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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); 206 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $850 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $85k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,874 (18.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.95% ✓
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $149,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Meadowlark Dr	0.04mi	3/3.0	1,456 (0%)	6mo	$118,500	$81	89
803 Quail Cv	0.12mi	3/2.0	1,440 (-1%)	6mo	$134,000	$93	88
730 Quail Dr	0.09mi	4/2.0 (+1)	1,440 (-1%)	2mo	$155,000	$108	87
713 Quail Dr	0.02mi	3/2.0	1,456 (0%)	17mo	$150,000	$103	85
706 Cardinal . Dr	0.16mi	3/2.0	1,456 (0%)	12mo	$149,900	$103	83
728 Flamingo Dr	0.11mi	4/2.0 (+1)	1,440 (-1%)	12mo	$169,000	$117	78
212 Skylark Cir	0.31mi	3/2.0	1,456 (0%)	14mo	$125,000	$86	74
729 Merlin Dr	0.10mi	2/2.0 (-1)	1,560 (+7%)	14mo	$105,000	$67	67
710 E Cleveland St	0.31mi	3/2.0	1,280 (-12%)	6mo	$192,000	$150	60
702 Dove Dr	0.13mi	3/2.0	1,248 (-14%)	13mo	$114,000	$91	59
204 Skylark Cir	0.32mi	3/2.0	1,344 (-8%)	23mo	$210,000	$156	53
201 Skylark Cir	0.34mi	3/2.0	1,248 (-14%)	20mo	$168,000	$135	43

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: -27.4%
• Equity multiple: 0.10×
• Total profit: $-30,929
• Equity at exit: $18,339

10-year hold

• IRR: -42.6%
• Equity multiple: -0.40×
• Total profit: $-48,221
• Equity at exit: $10,634

Cash invested: $34,439 (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: 206
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$645
• Tax from tax record: −$25 /mo · $301/yr
• Insurance: −$51
• HOA: −$1,300
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-131

Break-even live

Break-even rent $2,559

Max offer price $99,874

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-96	+0% $-131	+5% $-166	+10% $-201
Rent	-10% $-320	-5% $-225	+0% $-131	+5% $-36	+10% $58
Rate	-1.0pp $-69	-0.5pp $-100	base $-131	+0.5pp $-163	+1.0pp $-195

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: $30,749
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Dove Dr Lafayette, CO	2.0	2.0	975	$2,204	$2.26	23d	1	0.11mi
404 S Foote Ave Unit A Lafayette, CO	2.0	1.0	950	$1,325	$1.39	23d	1	0.14mi
204 E Emma St Lafayette, CO	3.0	2.0	1400	$2,625	$1.88	15d	1	0.29mi
440 Strathmore Ln Lafayette, CO	1.0–2.0	1.0–2.0	906	$2,405	$2.65	15d	15	0.37mi
601 Merlin Dr Lafayette, CO	2.0–3.0	1.0–2.0	973	$2,355	$2.42	15d	9	0.39mi
235 S Boulder Rd Lafayette, CO	3.0	1.0–3.5	1320	$3,428	$2.60	15d	1	0.50mi
211 W Simpson St Lafayette, CO	3.0	2.0	1635	$2,650	$1.62	15d	1	0.65mi
225 Cornelius St Lafayette, CO	3.0	3.5	1520	$2,795	$1.84	15d	1	0.70mi
332 S Carr Ave W Lafayette, CO	4.0	1.5	1536	$2,895	$1.88	23d	1	0.87mi
772 W Cleveland Cir Lafayette, CO	2.0	2.0	1290	$2,100	$1.63	23d	1	0.91mi
695 S Lafayette Dr Lafayette, CO	1.0–2.0	1.0–2.0	900	$2,473	$2.75	15d	27	1.31mi
1425 Bacchus Dr Unit C13 Lafayette, CO	2.0	1.0	900	$1,750	$1.94	15d	1	1.33mi
1110 # E Unit Centaur Cir unit Lafayette, CO	3.0	2.0	1375	$2,400	$1.75	23d	1	1.42mi
1221 Warrior Way Unit 1 Lafayette, CO	3.0	2.5	1260	$2,795	$2.22	23d	1	1.46mi

HOA detail

• Monthly dues: $1,300 · $15,600/yr
• Likely covers: watersewer

Listing history 26 events

1. 2026-06-21
   days on market $122,995 Active 25 DOM
2. 2026-06-18
   days on market $122,995 Active 22 DOM
3. 2026-06-17
   days on market $122,995 Active 21 DOM
4. 2026-06-16
   days on market $122,995 Active 20 DOM
5. 2026-06-15
   days on market $122,995 Active 19 DOM
6. 2026-06-14
   days on market $122,995 Active 17 DOM
7. 2026-06-13
   days on market $122,995 Active 16 DOM
8. 2026-06-10
   days on market $122,995 Active 14 DOM
9. 2026-06-09
   days on market $122,995 Active 13 DOM
10. 2026-06-09
    days on market $122,995 Active 12 DOM
11. 2026-06-07
    days on market $122,995 Active 11 DOM
12. 2026-06-05
    days on market $122,995 Active 8 DOM
13. 2026-06-03
    days on market $122,995 Active 7 DOM
14. 2026-06-02
    days on market $122,995 Active 6 DOM
15. 2026-06-01
    days on market $122,995 Active 5 DOM
16. 2026-05-31
    days on market $122,995 Active 4 DOM
17. 2026-05-30
    days on market $122,995 Active 3 DOM
18. 2026-05-27
    listed $122,995 Active
19. 2019-11-22
    soldstatus $85,000 Sold 431-char remark

    Show marketing remark (431 chars)

    Beautiful and well maintained doublewide Mobile Home located in Arbordale Acres MHP. Nice shaded lot. NO LAND is included in sale. Within walking distance to Charter School. Newer paint, carpet & laminate flooring. Beautiful home. Furnishings available for purchase at additional cost to be negotiated between buyer & seller. Buyer must apply with and be accepted by park. Lot Rent i $771/month plus sewer & water.

20. 2019-11-01
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Beautiful and well maintained doublewide Mobile Home located in Arbordale Acres MHP. Nice shaded lot. NO LAND is included in sale. Within walking distance to Charter School. Newer paint, carpet & laminate flooring. Beautiful home. Furnishings available for purchase at additional cost to be negotiated between buyer & seller. Buyer must apply with and be accepted by park. Lot Rent i $771/month plus sewer & water.

21. 2019-11-01
    historical 431-char remark

    Show marketing remark (431 chars)

    Beautiful and well maintained doublewide Mobile Home located in Arbordale Acres MHP. Nice shaded lot. NO LAND is included in sale. Within walking distance to Charter School. Newer paint, carpet & laminate flooring. Beautiful home. Furnishings available for purchase at additional cost to be negotiated between buyer & seller. Buyer must apply with and be accepted by park. Lot Rent i $771/month plus sewer & water.

22. 2019-10-30
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Beautiful and well maintained doublewide Mobile Home located in Arbordale Acres MHP. Nice shaded lot. NO LAND is included in sale. Within walking distance to Charter School. Newer paint, carpet & laminate flooring. Beautiful home. Furnishings available for purchase at additional cost to be negotiated between buyer & seller. Buyer must apply with and be accepted by park. Lot Rent i $771/month plus sewer & water.

23. 2019-10-14
    status Active 431-char remark

    Show marketing remark (431 chars)

    Beautiful and well maintained doublewide Mobile Home located in Arbordale Acres MHP. Nice shaded lot. NO LAND is included in sale. Within walking distance to Charter School. Newer paint, carpet & laminate flooring. Beautiful home. Furnishings available for purchase at additional cost to be negotiated between buyer & seller. Buyer must apply with and be accepted by park. Lot Rent i $771/month plus sewer & water.

24. 2019-10-07
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Beautiful and well maintained doublewide Mobile Home located in Arbordale Acres MHP. Nice shaded lot. NO LAND is included in sale. Within walking distance to Charter School. Newer paint, carpet & laminate flooring. Beautiful home. Furnishings available for purchase at additional cost to be negotiated between buyer & seller. Buyer must apply with and be accepted by park. Lot Rent i $771/month plus sewer & water.

25. 2019-09-10
    price $88,000 431-char remark

    Show marketing remark (431 chars)

    Beautiful and well maintained doublewide Mobile Home located in Arbordale Acres MHP. Nice shaded lot. NO LAND is included in sale. Within walking distance to Charter School. Newer paint, carpet & laminate flooring. Beautiful home. Furnishings available for purchase at additional cost to be negotiated between buyer & seller. Buyer must apply with and be accepted by park. Lot Rent i $771/month plus sewer & water.

26. 2019-08-05
    listed $92,000 Active 431-char remark

    Show marketing remark (431 chars)

    Beautiful and well maintained doublewide Mobile Home located in Arbordale Acres MHP. Nice shaded lot. NO LAND is included in sale. Within walking distance to Charter School. Newer paint, carpet & laminate flooring. Beautiful home. Furnishings available for purchase at additional cost to be negotiated between buyer & seller. Buyer must apply with and be accepted by park. Lot Rent i $771/month plus sewer & water.

ⓘ 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: $301 · $25/mo
• Projected year-2 tax: $676 · $56/mo
• Expected delta: +$375/yr (+$31/mo · 124.4%)

ⓘ 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: $28,716
• − Mortgage interest: −$6,890
• − Property taxes: −$301
• − Insurance: −$615
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − HOA: −$15,600
• − Depreciation: −$3,578
• Taxable loss: −$2,862
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $-884/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

+33.7% since first listed

9 events — show timeline

• 2026-05-27 Listed $122,995 REColorado as Distributed by MLS Grid
• 2019-11-22 Sold (MLS) $85,000 IRES
• 2019-11-01 Pending — IRES
• 2019-11-01 Listing Removed — IRES
• 2019-10-30 Pending — IRES
• 2019-10-14 Relisted — IRES
• 2019-10-07 Pending — IRES
• 2019-09-10 Price Changed $88,000 IRES
• 2019-08-05 Listed $92,000 IRES

Property tax history

+5.1%/yr

Latest (2025): $301 · +240.2% YoY. Source: county tax records.