901 6530 #1015 Rd · Montrose, CO 81401

$152,500

3 bd · 2.0 ba · 2,328 sqft · Manufactured public records · 22 Days on market

Built 2015 Est $135k · 13% over

---

Why this score? — see what drove the C 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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home in the pet friendly Cimmaron Creek Community. Walking trails for you and your family, and a dog park for your furry friend. Minutes to downtown with plenty of shopping and dining options.

Key facts

• Built 2015
• Listed 21 days

Property features AI

Finance

• HOA & community: Part of the Cimarron Creek homeowners association

Exterior

• Exterior features: Used as a residential single-family property

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $152k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $150k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.0% in Montrose — 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 68/100 on livability (#109 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: amenities C-, schools D+, employment D+.
• Montrose County School District Re-1J (town): math 22% / reading 36% proficiency, ranked #55 of 86 in CO (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 371 active listings in the ZIP; 271 units permitted in Montrose County in 2024 (22 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Montrose County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 15y 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.

Recommended offer $150,212 (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 D-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. 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.
4. 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.
5. 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: 9.71%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $135,024
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 6530 Rd #1006	0.17mi	4/2.0 (+1)	2,052 (-12%)	16mo	$120,000	$58	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,010
• Equity at exit: $22,738

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $38,396
• Equity at exit: $13,185

Cash invested: $42,700 (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 81401

• Active inventory: 371
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$800
• Tax est. 1.5%: −$191 /mo · $2,288/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $435

Break-even live

Break-even rent $1,334

Max offer price $152,500

Occupancy floor 72%

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $152,500 Active 22 DOM
2. 2026-06-18
   days on market $152,500 Active 21 DOM
3. 2026-06-17
   days on market $152,500 Active 20 DOM
4. 2026-06-16
   days on market $152,500 Active 19 DOM
5. 2026-06-15
   days on market $152,500 Active 18 DOM
6. 2026-06-14
   days on market $152,500 Active 16 DOM
7. 2026-06-12
   days on market $152,500 Active 15 DOM
8. 2026-06-09
   days on market $152,500 Active 12 DOM
9. 2026-06-08
   days on market $152,500 Active 11 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    days on market $152,500 Active 10 DOM
12. 2026-06-02
    days on market $152,500 Active 5 DOM
13. 2026-06-01
    days on market $152,500 Active 4 DOM
14. 2026-05-31
    days on market $152,500 Active 3 DOM
15. 2026-05-30
    days on market $152,500 Active 2 DOM
16. 2026-05-28
    listed $152,500 Active
17. 2026-05-26
    listed $160,000 Active 202-char remark

    Show marketing remark (202 chars)

    Beautiful home in the pet friendly Cimmaron Creek Community. Walking trails for you and your family, and a dog park for your furry friend. Minutes to downtown with plenty of shopping and dining options.

18. 2025-12-16
    listed $85,000 Active 621-char remark

    Show marketing remark (621 chars)

    Experience low-maintenance luxury living in the highly sought-after Villas at The Bridges Golf & Country Club. Designed for those who value both comfort and convenience, these beautifully crafted homes offer a lock-and-leave lifestyle within one of Montrose’s premier golf communities. The Villas feature thoughtfully designed floor plans with upscale finishes, open-concept living spaces, and seamless indoor-outdoor flow—perfect for relaxing or entertaining. Enjoy peaceful surroundings with professional landscaping, scenic golf course views, and easy access to the clubhouse and community amenities.

19. 2025-12-16
    listed $85,000 Active

    Show marketing remark (621 chars)

    Experience low-maintenance luxury living in the highly sought-after Villas at The Bridges Golf & Country Club. Designed for those who value both comfort and convenience, these beautifully crafted homes offer a lock-and-leave lifestyle within one of Montrose’s premier golf communities. The Villas feature thoughtfully designed floor plans with upscale finishes, open-concept living spaces, and seamless indoor-outdoor flow—perfect for relaxing or entertaining. Enjoy peaceful surroundings with professional landscaping, scenic golf course views, and easy access to the clubhouse and community amenities.

20. 2025-12-16
    listed $75,000 Active

    Show marketing remark (621 chars)

    Experience low-maintenance luxury living in the highly sought-after Villas at The Bridges Golf & Country Club. Designed for those who value both comfort and convenience, these beautifully crafted homes offer a lock-and-leave lifestyle within one of Montrose’s premier golf communities. The Villas feature thoughtfully designed floor plans with upscale finishes, open-concept living spaces, and seamless indoor-outdoor flow—perfect for relaxing or entertaining. Enjoy peaceful surroundings with professional landscaping, scenic golf course views, and easy access to the clubhouse and community amenities.

21. 2025-06-04
    soldstatus $134,500 Closed
22. 2025-05-12
    status Pending Accepting Backup Offers
23. 2025-05-06
    listed $139,900 Active
24. 2025-02-28
    historical
25. 2024-10-11
    listed $149,900 Active
26. 2023-09-07
    historical
27. 2023-08-26
    price $65,000
28. 2023-08-02
    status Active
29. 2023-07-18
    status Pending Accepting Backup Offers
30. 2023-06-19
    price $72,900
31. 2023-06-17
    price $79,900
32. 2023-05-17
    price $89,900
33. 2023-02-08
    listed $99,900 Active
34. 2020-08-08
    listed $114,000
35. 2020-08-08
    historical
36. 2012-05-31
    historical
37. 2012-01-27
    listed $57,000
38. 2011-10-27
    historical
39. 2011-09-21
    historical
40. 2011-05-26
    listed $58,500
41. 2011-04-26
    listed $79,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,613
• − Mortgage interest: −$8,542
• − Property taxes: −$2,288
• − Insurance: −$762
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$4,436
• Taxable income: $2,966
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $4,506/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: Montrose County School District Re-1J
• NCES district ID: 0805790
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,650
• Composite: 24.9/100
• National rank: #7577
• State rank: #55 of 86 in CO

Livability — Montrose

• Score: 68/100
• State rank: #109
• US rank: #9310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montrose, CO
• County: Montrose County · 24,228 people
• City population: 24,228
• Metro: Montrose, CO
• Population (ZIP): 24,228
• Household income: $71,286
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 682.0

Population outlook (Montrose County) Hauer SSP2

• Today (2025): 39,229 people
• By 2030: 37,791 · -3.7%
• By 2040: 33,829 · -13.8%
• By 2050: 29,530 · -24.7%
• By 2075: 20,559 · -47.6%
• By 2100: 12,144 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 13% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1%

Political lean MEDSL · Montrose

• 2024 margin: Solid R (+32.6) · D 32.6% · R 65.2% · Other 2.2%
• 2008→2024 swing: -2.8pp toward R · 2008: -29.8pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+36.5 2016: R+42.1 2012: R+36.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.94%
• Current HPI: 373.4909
• Rent YoY: —
• Metro: Montrose, 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

+93.0% since first listed

26 events — show timeline

• 2026-05-28 Listed $152,500 cren
• 2026-05-26 Listed $160,000 FSBO.com
• 2025-12-16 Listed $75,000 cren
• 2025-12-16 Listed $85,000 cren
• 2025-12-16 Listed $85,000 cren
• 2025-06-04 Sold (MLS) $134,500 REColorado as Distributed by MLS Grid
• 2025-05-12 Pending — REColorado as Distributed by MLS Grid
• 2025-05-06 Listed $139,900 REColorado as Distributed by MLS Grid
• 2025-02-28 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-10-11 Listed $149,900 REColorado as Distributed by MLS Grid
• 2023-09-07 Listing Removed — REColorado as Distributed by MLS Grid
• 2023-08-26 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2023-08-02 Relisted — REColorado as Distributed by MLS Grid
• 2023-07-18 Pending — REColorado as Distributed by MLS Grid
• 2023-06-19 Price Changed $72,900 REColorado as Distributed by MLS Grid
• 2023-06-17 Price Changed $79,900 REColorado as Distributed by MLS Grid
• 2023-05-17 Price Changed $89,900 REColorado as Distributed by MLS Grid
• 2023-02-08 Listed $99,900 REColorado as Distributed by MLS Grid
• 2020-08-08 Listing Removed — cren
• 2020-08-08 Listed $114,000 cren
• 2012-05-31 Listing Removed — cren
• 2012-01-27 Listed $57,000 cren
• 2011-10-27 Listing Removed — cren
• 2011-09-21 Listing Removed — cren
• 2011-05-26 Listed $58,500 cren
• 2011-04-26 Listed $79,000 cren

Property tax history

+2.4%/yr

Latest (2020): $14,153 · -0.6% YoY. Source: county tax records.