1400 S Collyer St #58 · Longmont, CO 80501

$65,700

4 bd · 2.0 ba · 1,288 sqft · Manufactured · 38 Days on market

Built 2026 Est $120k · 45% 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
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, a library, a picnic area / pavilion / grill, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Pavilion
• Picnic area
• Grill

Tags

• BASKETBALL COURT
• LIBRARY
• PICNIC AREA
• PAVILION
• GRILL

Property features AI

Finance

• Financial info: List price $65,200

Exterior

• Utilities: Electric heating (utility)
• Home design: Spec plan 88762; Active status
• Exterior features: Living area 1288

Interior

• Bedrooms: 4 bedrooms
• Heating & cooling: Electric heating
• Interior features: 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.3% vs local median 2.6% in Longmont — 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 77/100 on livability (#24 in CO, #2,736 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, housing A+; Watch: crime F, cost of living F.
• St. Vrain Valley School District No. Re1J (suburban): math 32% / reading 51% proficiency, ranked #23 of 86 in CO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 174 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $454 of loan paydown is wiped out by about $2k 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 + 0.6% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,729 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. Crime grade is F 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?
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: 3.41% ✓
• Cap rate: 30.28%
• Cash-on-cash: 85.68%
• DSCR: 4.81
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $119,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 S Collyer St #223	0.00mi	3/2.0 (-1)	1,456 (+13%)	4mo	$135,000	$93	70

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 · 0.64% rent growth · sell at horizon

5-year hold

• IRR: 83.5%
• Equity multiple: 4.69×
• Total profit: $67,849
• Equity at exit: $9,796

10-year hold

• IRR: 86.2%
• Equity multiple: 8.97×
• Total profit: $146,620
• Equity at exit: $5,681

Cash invested: $18,396 (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 80501

• Rents YoY: 0.6%
• Active inventory: 174
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$345
• Tax est. 1.5%: −$82 /mo · $986/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $1,313

Break-even live

Break-even rent $575

Max offer price $65,700

Occupancy floor 36%

Sensitivity live

Price	-10% $1,359	-5% $1,336	+0% $1,313	+5% $1,291	+10% $1,268
Rent	-10% $1,137	-5% $1,225	+0% $1,313	+5% $1,402	+10% $1,490
Rate	-1.0pp $1,346	-0.5pp $1,330	base $1,313	+0.5pp $1,296	+1.0pp $1,279

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: $16,425
• Closing costs: $1,971
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1328 S Coffman St Unit 1 Longmont, CO	3.0	1.0	966	$1,745	$1.81	21d	1	0.41mi
1328 S Coffman St Longmont, CO	3.0	1.0	966	$1,795	$1.86	14d	2	0.41mi

Listing history 13 events

1. 2026-06-18
   days on market $65,700 Active 38 DOM
2. 2026-06-17
   days on market $65,700 Active 37 DOM
3. 2026-06-16
   days on market $65,700 Active 36 DOM
4. 2026-06-15
   days on market $65,700 Active 35 DOM
5. 2026-06-14
   days on market $65,700 Active 33 DOM
6. 2026-06-13
   days on market $65,700 Active 32 DOM
7. 2026-06-09
   days on market $65,700 Active 29 DOM
8. 2026-06-09
   days on market $65,700 Active 28 DOM
9. 2026-06-07
   days on market $65,700 Active 27 DOM
10. 2026-06-02
    days on market $65,700 Active 22 DOM
11. 2026-06-01
    pricedays on market $65,700 Active 21 DOM
12. 2026-05-31
    days on market $65,200 Active 20 DOM
13. 2026-05-30
    days on market $65,200 Active 19 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,847
• − Mortgage interest: −$3,680
• − Property taxes: −$986
• − Insurance: −$328
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$1,911
• Taxable income: $15,646
• Est. tax owed @ 24.0%: −$3,755
• After-tax cash flow: $12,006/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: St. Vrain Valley School District No. Re1J
• NCES district ID: 0805370
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $71,571
• Composite: 37.73/100
• National rank: #4353
• State rank: #23 of 86 in CO

Livability — Longmont

• Score: 77/100
• State rank: #24
• US rank: #2736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longmont, CO
• County: Boulder County · 271,666 people
• City population: 143,444
• Metro: Boulder, CO
• Population (ZIP): 44,147
• Household income: $80,911
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1958.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 31% Two or more races 16% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -567.24%
• Current HPI: 268.454
• Rent YoY: ▲ 0.64%
• 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