585 25 1/2 Rd #29 · Grand Junction, CO 81505

$72,500

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 12 Days on market

Built 1976 Est $70k · at est. $680/mo HOA · 40% of rent

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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 +24.3/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +6.0/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 3 bedroom, 2 bath home in the desirable North Area within the GJHS boundaries, offering comfort, updates, and easy living! This newly updated home is move in ready and features a bright, open layout with a spacious living area. Enjoy fresh finishes throughout, including updated flooring, paint, and fixtures that create a clean, welcoming feel. Step outside to a cozy covered porch, perfect for relaxing mornings or quiet evenings. The property offers beautiful grass and full chain link fencing. A convenient storage shed provides extra space for tools, gear, or seasonal items. The two bathrooms have each been updated and have beautiful tile showers. Located in a well situated North Gran

Key facts

• Bright open layout
• Cozy covered porch
• Updated tile showers

Tags

• BRIGHT OPEN LAYOUT
• COZY COVERED PORCH
• FULL CHAIN LINK FENCING
• CONVENIENT STORAGE SHED
• UPDATED TILE SHOWERS
• WELL SITUATED COMMUNITY

Property features AI

Finance

• Other: Located in PD zoning; Elevation approximately 4,600 ft; Located in Paradise Park mobile home park
• Financial info: Land is leased
• HOA & community: Homeowners association with monthly fee of $680

Exterior

• Utilities: Public water; Sewer connected
• Home design: Single wide mobile home; Faces north; Residential property
• Construction: Metal siding; Metal roof; Built with mobile home construction
• Exterior features: Covered porch/patio; Deck; Landscaped lot; Paved road access

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Linoleum
• Heating & cooling: Forced air heating; No cooling
• Interior features: Pantry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 8.7% vs local median 3.1% in Grand Junction — 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 79/100 on livability (#15 in CO, #2,222 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A; Watch: employment D+, crime F.
• Mesa County Valley School District No. 51 (suburban): math 26% / reading 38% proficiency, ranked #43 of 86 in CO (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pomona Elementary School (math 37% / reading 42%, grade F, #357 of 966 statewide, top 40%, 347 students, 44% FRL); West Middle School (math 28% / reading 35%, grade F, #121 of 270 statewide, top 46%, 316 students, 34% FRL); Grand Junction High School (math 25% / reading 53%, grade F, #188 of 381 statewide, top 49%, 1,522 students, 36% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 224 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,014 units permitted in Mesa County in 2024 (240 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,500

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
5. 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?
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: 2.32% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $70,224
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
585 25 1/2 Rd #249	0.16mi	2/1.0	924 (0%)	7mo	$43,000	$47	87
585 25 1/2 Rd #242	0.11mi	2/1.0	980 (+6%)	6mo	$62,900	$64	79
585 25 1/2 Rd #215	0.16mi	2/1.0	924 (0%)	22mo	$23,500	$25	74
585 25 1/2 Rd #64	0.10mi	3/2.0 (+1)	924 (0%)	15mo	$78,000	$84	74
585 25 1/2 Rd #46	0.14mi	2/2.0	924 (0%)	20mo	$70,000	$76	73
585 25 1/2 Rd #58	0.12mi	3/2.0 (+1)	938 (+2%)	14mo	$71,400	$76	71
585 25 1/2 Rd #3	0.18mi	2/2.0	840 (-9%)	7mo	$82,900	$99	67
585 25 1/2 Rd #216	0.16mi	3/2.0 (+1)	980 (+6%)	11mo	$75,900	$77	64
585 25 1/2 Rd #40	0.16mi	2/1.0	868 (-6%)	23mo	$42,000	$48	64

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 · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-3,931
• Equity at exit: $10,810

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $2,643
• Equity at exit: $6,268

Cash invested: $20,300 (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 81505

• Rents YoY: 1.9%
• Active inventory: 224
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$680
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $146

Break-even live

Break-even rent $1,495

Max offer price $72,500

Occupancy floor 86%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Independent Ave Grand Junction, CO	2.0	1.0	836	$1,425	$1.70	21d	1	0.66mi
1316 Poplar Dr Unit 4 Grand Junction, CO	1.0	1.0	625	$1,050	$1.68	21d	1	0.75mi
108 Park Dr Unit 1 Grand Junction, CO	2.0	1.0	1027	$1,250	$1.22	13d	1	0.80mi
615 Balanced Rock Way Grand Junction, CO	1.0–2.0	1.0–2.0	949	$2,030	$2.14	13d	25	0.86mi
2454 Window Rock Ln Unit 632 Grand Junction, CO	2.0	2.0	981	$1,960	$2.00	13d	1	0.86mi
623 Balanced Rock Way Unit 231 Grand Junction, CO	2.0	2.0	1116	$2,145	$1.92	21d	1	0.90mi
656 Market St Grand Junction, CO	2.0	1.0–2.0	812	$1,847	$2.27	13d	1	1.42mi
687 E 1/2 Rd Grand Junction, CO	1.0–3.0	1.0–2.0	995	$1,870	$1.88	13d	8	1.47mi
1717 Cannell Ave Grand Junction, CO	1.0	1.0	644	$1,310	$2.03	13d	1	1.48mi
960 Bookcliff Ave Unit 116 Grand Junction, CO	2.0	2.0	1020	$1,200	$1.18	21d	1	1.49mi

HOA detail

• Monthly dues: $680 · $8,160/yr

Listing history 11 events

1. 2026-06-18
   status $72,500 Pending 12 DOM
2. 2026-06-17
   days on market $72,500 Active 12 DOM
3. 2026-06-16
   days on market $72,500 Active 11 DOM
4. 2026-06-15
   days on market $72,500 Active 10 DOM
5. 2026-06-14
   days on market $72,500 Active 8 DOM
6. 2026-06-13
   days on market $72,500 Active 7 DOM
7. 2026-06-10
   days on market $72,500 Active 5 DOM
8. 2026-06-09
   days on market $72,500 Active 4 DOM
9. 2026-06-08
   days on market $72,500 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $72,500 Active 2 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 5/10 Major 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,157
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − HOA: −$8,160
• − Depreciation: −$2,109
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $1,475/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: Mesa County Valley School District No. 51
• NCES district ID: 0804350
• Math proficiency: 26% ▲ 1.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $50,189
• Composite: 27.83/100
• National rank: #6884
• State rank: #43 of 86 in CO

Livability — Grand Junction

• Score: 79/100
• State rank: #15
• US rank: #2222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Junction, CO
• County: Mesa County · 143,088 people
• City population: 113,583
• Metro: Grand Junction, CO
• Population (ZIP): 13,279
• Household income: $90,830
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 359.0

Population outlook (Mesa County) Hauer SSP2

• Today (2025): 153,000 people
• By 2030: 154,479 · +1.0%
• By 2040: 155,257 · +1.5%
• By 2050: 153,384 · +0.3%
• By 2075: 144,735 · -5.4%
• By 2100: 123,825 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Two or more races 14%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 3% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Mesa

• 2024 margin: Strong R (+24.3) · D 36.6% · R 61.0% · Other 2.4%
• 2008→2024 swing: +5.2pp toward D · 2008: -29.5pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+28.0 2016: R+36.3 2012: R+32.8 2008: R+29.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -163.12%
• Current HPI: 294.4896
• Rent YoY: ▲ 1.85%
• Metro: Grand Junction, 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 $72,500 GJARA

Property tax history

+3.3%/yr

Latest (2021): $27 · +38.9% YoY. Source: county tax records.