2500 E Harmony Rd #18 · Fort Collins, CO 80528

$83,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 43 Days on market

Built 1980 Est $72k · 15% over ↓ 2% since listing

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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
• Schools +4.5/10.0
• Appreciation +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0

Listing remarks MLS

Beautifully updated home in an all-ages park, ready for you to move right in! First you park under your huge carport to keep all the snow and hail off your car (and protect from sun fade). Then you pass through the laundry and mud room. Then you find a great galley style kitchen with all new cabinets, quarts counter tops and gorgeous glass tile backsplash. Upgraded stainless appliances are all included, even the side by side fridge! Dining room has great pantry wall for ample storage space. Living room has wood accent ceiling and perfect tv watching or mood lighting. Primary bedroom has great bathroom with new tile for the tub surround and new vanity. 3 additional bedrooms and a 3/4 bath. All new laminate flooring, newer carpet in all bedrooms and fresh paint through out. Yard has a large shed with electric, spacious deck which would be great for entertaining and numerous garden beds with irrigation system in place. Come make this one yours today!

Key facts

• Great kitchen
• Huge carport
• New cabinets

Tags

• HUGE CARPORT
• GREAT KITCHEN
• NEW CABINETS
• QUARTZ COUNTER TOPS
• GLASS TILE BACKSPLASH
• UPGRADED STAINLESS APPLIANCES

Property features AI

Finance

• Other: No reported property improvements
• HOA & community: No association fees

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Public sewer; Natural gas available (XCEL); Electricity available; Cable available; High-speed internet available
• Home design: Manufactured in park (mobile home); Builder: Schult
• Construction: Metal siding; Composition (roofing material); Metal roof; Stall shower (accessibility feature)
• Exterior features: Deck; Land lease; Storage outbuilding; Wooded lot with deciduous trees; Level lot and drive; Abuts private open space; House faces south; Paved surfaces; Private road (privately maintained, up to county standards); Asphalt road surface; Minimal flood or C rating

Interior

• Kitchen: Electric range; Refrigerator; Disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Wall/window air conditioning units; Ceiling fans
• Interior features: Separate dining room; Cathedral ceilings; Open floor plan; Window coverings; Fire alarm
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $83k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.3% vs local median 2.6% in Fort Collins — 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 80/100 on livability (#11 in CO, #1,750 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living 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: Linton Elementary School (math 12% / reading 27%, grade F, #706 of 966 statewide, top 75%, 347 students, 59% FRL) — zoned schools average 59% FRL vs 24% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 52% district-wide (-33 pts) — the specific schools serving this property underperform the Poudre School District R-1 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 189 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $574 of loan paydown is wiped out by about $1k 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 (-1.4% appreciation + 3.6% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

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

Recommended offer $80,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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: 2.43% ✓
• Cap rate: 22.34%
• Cash-on-cash: 57.32%
• DSCR: 3.55
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $72,072
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 E Harmony Rd #456	0.00mi	2/1.0	924 (0%)	2mo	$55,000	$60	94
2500 E Harmony Rd #19	0.00mi	2/2.0	876 (-5%)	18mo	$82,000	$94	76
2500 E Harmony Rd #104	0.00mi	3/2.0 (+1)	1,038 (+12%)	22mo	$81,000	$78	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.42% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: 58.1%
• Equity multiple: 3.76×
• Total profit: $64,104
• Equity at exit: $18,390

10-year hold

• IRR: 61.8%
• Equity multiple: 7.76×
• Total profit: $157,046
• Equity at exit: $17,942

Cash invested: $23,240 (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 80528

• Home prices YoY: -0.6%
• Rents YoY: 3.6%
• Active inventory: 189
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$435
• Tax from tax record: −$15 /mo · $177/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $1,110

Break-even live

Break-even rent $613

Max offer price $83,000

Occupancy floor 40%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Timberwood Dr Fort Collins, CO	2.0–3.0	2.0	1048	$1,655	$1.58	13d	3	0.61mi
2002 Battlecreek Dr Fort Collins, CO	1.0–2.0	1.0–2.0	929	$2,265	$2.44	13d	15	0.88mi
5225 White Willow Dr Fort Collins, CO	2.0	2.0	1003	$1,940	$1.93	13d	1	1.00mi
4545 Wheaton Dr Fort Collins, CO	1.0–3.0	1.0–2.0	903	$1,812	$2.01	13d	5	1.21mi
2212 Vermont Dr Fort Collins, CO	1.0–2.0	1.0–2.0	852	$2,089	$2.45	13d	7	1.31mi
4470 S Lemay Ave Fort Collins, CO	1.0–2.0	1.0–2.0	870	$2,229	$2.56	13d	10	1.35mi
3465 Lochwood Dr Unit J39 Fort Collins, CO	2.0	1.5	1057	$1,795	$1.70	13d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $83,000 Active 43 DOM
2. 2026-06-17
   days on market $83,000 Active 42 DOM
3. 2026-06-16
   days on market $83,000 Active 41 DOM
4. 2026-06-15
   days on market $83,000 Active 40 DOM
5. 2026-06-14
   days on market $83,000 Active 38 DOM
6. 2026-06-10
   days on market $83,000 Active 35 DOM
7. 2026-06-09
   days on market $83,000 Active 34 DOM
8. 2026-06-08
   days on market $83,000 Active 33 DOM
9. 2026-06-07
   days on market $83,000 Active 32 DOM
10. 2026-06-03
    days on market $83,000 Active 28 DOM
11. 2026-06-02
    days on market $83,000 Active 27 DOM
12. 2026-06-01
    days on market $83,000 Active 26 DOM
13. 2026-05-31
    days on market $83,000 Active 25 DOM
14. 2026-05-30
    days on market $83,000 Active 24 DOM
15. 2026-05-05
    listed $83,000 Active
16. 2023-05-11
    soldstatus $75,000 Sold 961-char remark

    Show marketing remark (961 chars)

    Beautifully updated home in an all-ages park, ready for you to move right in! First you park under your huge carport to keep all the snow and hail off your car (and protect from sun fade). Then you pass through the laundry and mud room. Then you find a great galley style kitchen with all new cabinets, quarts counter tops and gorgeous glass tile backsplash. Upgraded stainless appliances are all included, even the side by side fridge! Dining room has great pantry wall for ample storage space. Living room has wood accent ceiling and perfect tv watching or mood lighting. Primary bedroom has great bathroom with new tile for the tub surround and new vanity. 3 additional bedrooms and a 3/4 bath. All new laminate flooring, newer carpet in all bedrooms and fresh paint through out. Yard has a large shed with electric, spacious deck which would be great for entertaining and numerous garden beds with irrigation system in place. Come make this one yours today!

17. 2023-04-10
    historical Active - Backup 961-char remark

    Show marketing remark (961 chars)

    Beautifully updated home in an all-ages park, ready for you to move right in! First you park under your huge carport to keep all the snow and hail off your car (and protect from sun fade). Then you pass through the laundry and mud room. Then you find a great galley style kitchen with all new cabinets, quarts counter tops and gorgeous glass tile backsplash. Upgraded stainless appliances are all included, even the side by side fridge! Dining room has great pantry wall for ample storage space. Living room has wood accent ceiling and perfect tv watching or mood lighting. Primary bedroom has great bathroom with new tile for the tub surround and new vanity. 3 additional bedrooms and a 3/4 bath. All new laminate flooring, newer carpet in all bedrooms and fresh paint through out. Yard has a large shed with electric, spacious deck which would be great for entertaining and numerous garden beds with irrigation system in place. Come make this one yours today!

18. 2023-03-23
    listed $85,000 Active 961-char remark

    Show marketing remark (961 chars)

    Beautifully updated home in an all-ages park, ready for you to move right in! First you park under your huge carport to keep all the snow and hail off your car (and protect from sun fade). Then you pass through the laundry and mud room. Then you find a great galley style kitchen with all new cabinets, quarts counter tops and gorgeous glass tile backsplash. Upgraded stainless appliances are all included, even the side by side fridge! Dining room has great pantry wall for ample storage space. Living room has wood accent ceiling and perfect tv watching or mood lighting. Primary bedroom has great bathroom with new tile for the tub surround and new vanity. 3 additional bedrooms and a 3/4 bath. All new laminate flooring, newer carpet in all bedrooms and fresh paint through out. Yard has a large shed with electric, spacious deck which would be great for entertaining and numerous garden beds with irrigation system in place. Come make this one yours today!

ⓘ 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: $177 · $15/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$280/yr (+$23/mo · 158.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,222
• − Mortgage interest: −$4,649
• − Property taxes: −$177
• − Insurance: −$415
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$2,415
• Taxable income: $12,691
• Est. tax owed @ 24.0%: −$3,046
• After-tax cash flow: $10,275/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 — Fort Collins

• Score: 80/100
• State rank: #11
• US rank: #1750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Collins, CO
• County: Larimer County · 338,255 people
• City population: 202,303
• Metro: Fort Collins, CO
• Population (ZIP): 24,960
• Household income: $130,350
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 378.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 12% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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: ▼ -1.42%
• Current HPI: 244.4061
• Rent YoY: ▲ 3.60%
• 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

-2.4% since first listed

4 events — show timeline

• 2026-05-05 Listed $83,000 IRES
• 2023-05-11 Sold (MLS) $75,000 IRES
• 2023-04-10 Contingent — IRES
• 2023-03-23 Listed $85,000 IRES

Property tax history

+7.5%/yr

Latest (2025): $177 · +142.3% YoY. Source: county tax records.