2910 Oriole St · Federal Heights, CO 80260

$199,000

4 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 16 Days on market

Built 2022 Good condition

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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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! This charming and affordable manufactured home was built in 2022. Modern, bright, and open layout with spacious living area, contemporary kitchen and a large Primary suite separated from the spare bedrooms by the living room and kitchen. This inviting residence offers a comfortable and functional layout with bright living spaces, a spacious modern farmhouse kitchen with white cabinets, stainless steel appliances and a breakfast nook that opens up to the living room. Enjoy the convenience of updated systems and newer construction, providing peace of mind and lower maintenance. Washer and dryer are included. Large storage shed. Prime Metro Denver location, this home offers easy

Key facts

• Breakfast nook
• Updated systems
• Large storage shed

Tags

• MODERN FARMHOUSE KITCHEN
• STAINLESS STEEL APPLIANCES
• BREAKFAST NOOK
• UPDATED SYSTEMS
• LARGE STORAGE SHED
• METRO DENVER LOCATION

Property features AI

Finance

• Other: Ownership: Individual; Living area reported as 1,456 (public records)
• Financial info: No additional financial details provided
• HOA & community: Located in Denver Cascade mobile home park; Land lease in effect: $1,100 per month through June 30, 2027

Exterior

• Parking: Gravel parking (2 spaces)
• Security: No security features provided
• Utilities: Electricity connected (110V and 220V); Public sewer; Wired internet access
• Home design: Manufactured home located in a park (Manufactured In Park); Model: LIFESTYLE 211; Faces east; Single-story (no stairs / all main level)
• Construction: Frame construction; Composition roof; Mobile home dimensions approximately 52' x 28'
• Exterior features: Partial fencing; Paved road access

Interior

• Kitchen: Kitchen island; Breakfast bar; Laminate counters
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Breakfast bar; Five-piece bath; Kitchen island; Laminate counters; Open floorplan; No stairs (single level); Smoke-free
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.1% in Federal Heights — 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 76/100 on livability (#28 in CO, #3,380 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, crime F.
• Adams 12 Five Star Schools (suburban): math 31% / reading 46% proficiency, ranked #26 of 86 in CO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Federal Heights Elementary School (math 2% / reading 8%, grade F, #958 of 966 statewide, top 100%, 414 students, 87% FRL); Northglenn Middle School (math 8% / reading 12%, grade F, #246 of 270 statewide, top 91%, 684 students, 85% FRL); Northglenn High School (math 16% / reading 38%, grade F, #257 of 381 statewide, top 68%, 1,959 students, 69% FRL) — zoned schools average 81% FRL vs 33% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 38% district-wide (-24 pts) — the specific schools serving this property underperform the Adams 12 Five Star Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 136 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).
• At $2,464/mo this rent would consume 48% of the median local household income ($62k/yr) (locally 1521% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.24% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $85,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2685 Hawk St	0.16mi	3/2.0 (-1)	1,488 (+2%)	2mo	$49,900	$34	82
2920 Dove St	0.08mi	3/2.0 (-1)	1,512 (+4%)	7mo	$70,000	$46	79
9755 Elderberry St	0.20mi	3/2.0 (-1)	1,344 (-8%)	2mo	$85,000	$63	71
2551 W 92nd Ave	0.43mi	3/2.0 (-1)	1,560 (+7%)	7mo	$130,500	$84	57
2901 Cascade Dr	0.07mi	3/2.0 (-1)	1,248 (-14%)	16mo	$125,000	$100	55
1801 W 92nd Ave	0.66mi	3/2.0 (-1)	1,512 (+4%)	7mo	$80,000	$53	52
1801 W 92nd Ave	0.66mi	3/2.0 (-1)	1,568 (+8%)	7mo	$85,000	$54	46
1801 W 92nd Ave	0.66mi	3/2.0 (-1)	1,344 (-8%)	8mo	$93,000	$69	45
1801 W 92nd Ave	0.66mi	3/2.0 (-1)	1,568 (+8%)	8mo	$93,000	$59	45
1801 W 92nd Ave #652	0.66mi	3/2.0 (-1)	1,344 (-8%)	9mo	$16,000	$12	44
1801 W 92nd Ave #61	0.66mi	3/2.0 (-1)	1,344 (-8%)	12mo	$56,500	$42	41
1801 W 92nd Ave	0.66mi	3/2.0 (-1)	1,248 (-14%)	6mo	$76,000	$61	35

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $6,786
• Equity at exit: $29,672

10-year hold

• IRR: 10.7%
• Equity multiple: 1.75×
• Total profit: $41,798
• Equity at exit: $17,206

Cash invested: $55,720 (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 80260

• Rents YoY: 0.8%
• Active inventory: 136
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $698

Break-even live

Break-even rent $1,580

Max offer price $199,000

Occupancy floor 67%

Sensitivity live

Price	-10% $811	-5% $755	+0% $698	+5% $642	+10% $586
Rent	-10% $504	-5% $601	+0% $698	+5% $796	+10% $893
Rate	-1.0pp $799	-0.5pp $749	base $698	+0.5pp $647	+1.0pp $594

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9400 Elm Ct #645 Denver, CO	3.0	2.0	1184	$2,203	$1.86	25d	1	0.34mi
3390 W 96th Ave Westminster, CO	3.0	2.0	1665	$2,895	$1.74	6d	1	0.45mi
3323 W 96th Cir Westminster, CO	1.0–3.0	1.0–3.0	1190	$3,339	$2.81	3d	21	0.48mi
1801 W 92nd Ave #754 Denver, CO	3.0	2.0	1123	$1,995	$1.78	6d	1	0.67mi
10154 Wyandott Cir N Thornton, CO	3.0	2.5	1464	$2,465	$1.68	17d	1	0.80mi
1921 W 101st Ave Unit 1921 Thornton, CO	3.0	2.5	1335	$2,800	$2.10	16d	1	0.86mi
3601 W 90th Ave Unit 1 Westminster, CO	3.0	2.5	1770	$2,850	$1.61	25d	1	0.99mi
3601 W 90th Ave Westminster, CO	3.0	2.0	1770	$2,850	$1.61	25d	1	0.99mi
9132 Osceola St Westminster, CO	3.0	2.0	1204	$2,350	$1.95	25d	1	1.02mi
9130 Osceola St Westminster, CO	3.0	2.0	1204	$2,350	$1.95	12d	1	1.03mi
9783 Croke Dr Denver, CO	3.0	1.5	1240	$1,999	$1.61	6d	1	1.09mi
8670 Clay St Unit 5201 Westminster, CO	3.0	2.0	1110	$2,550	$2.30	25d	1	1.19mi
8670 Clay St Unit 6301 Westminster, CO	3.0	2.0	1110	$2,325	$2.09	25d	1	1.19mi
8670 Clay St Unit 4211 Westminster, CO	3.0	2.0	1110	$2,186	$1.97	25d	1	1.19mi
8670 Clay St Unit 7219 Westminster, CO	3.0	2.0	1110	$2,373	$2.14	25d	1	1.20mi
9189 Gale Blvd Thornton, CO	1.0–3.0	1.0–2.0	755	$1,699	$2.25	25d	1	1.37mi
9710 Huron St Unit B Northglenn, CO	3.0	2.0	1292	$2,080	$1.61	19d	1	1.37mi

Listing history 11 events

1. 2026-06-21
   days on market $199,000 Active 16 DOM
2. 2026-06-18
   days on market $199,000 Active 13 DOM
3. 2026-06-17
   days on market $199,000 Active 12 DOM
4. 2026-06-16
   days on market $199,000 Active 11 DOM
5. 2026-06-15
   days on market $199,000 Active 10 DOM
6. 2026-06-13
   days on market $199,000 Active 8 DOM
7. 2026-06-13
   days on market $199,000 Active 7 DOM
8. 2026-06-09
   days on market $199,000 Active 4 DOM
9. 2026-06-08
   days on market $199,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $199,000 Active 2 DOM

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,567
• − Mortgage interest: −$11,147
• − Property taxes: −$1,460
• − Insurance: −$995
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$5,789
• Taxable income: $5,446
• Est. tax owed @ 24.0%: −$1,307
• After-tax cash flow: $7,074/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.

Condition & rehab AI · 6 photos

Good 80/100 None rehab

This 2022 manufactured home is in good condition with a modern kitchen and living area. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Resale Upgrading the kitchen backsplash — A modern backsplash can add value and appeal to potential buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Upgrading the kitchen backsplash — A modern backsplash can add value and appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Adams 12 Five Star Schools
• NCES district ID: 0806900
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $67,478
• Composite: 34.87/100
• National rank: #5086
• State rank: #26 of 86 in CO

Livability — Federal Heights

• Score: 76/100
• State rank: #28
• US rank: #3380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Federal Heights, CO
• County: Adams County · 464,133 people
• City population: 34,677
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 34,677
• Household income: $61,852
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1521.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 598,184 people
• By 2030: 651,880 · +9.0%
• By 2040: 759,778 · +27.0%
• By 2050: 862,889 · +44.3%
• By 2075: 1,085,994 · +81.5%
• By 2100: 1,211,318 · +102.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 26% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 53% English-only · Spanish 42% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Adams

• 2024 margin: Lean D (+9.0) · D 53.2% · R 44.1% · Other 2.7%
• 2008→2024 swing: -9.3pp toward R · 2008: 18.4pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+16.3 2016: D+7.2 2012: D+15.1 2008: D+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.84%
• Current HPI: 285.4552
• Rent YoY: ▲ 0.77%
• Metro: Denver-Aurora-Lakewood, 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

1 event — show timeline

• 2026-06-05 Listed $199,000 REColorado as Distributed by MLS Grid

Property tax history

+434.0%/yr

Latest (2025): $1,460 · +434.0% YoY. Source: county tax records.