132 Charles St · Orchard Mesa, CO 81503

$255,000

3 bd · 2.0 ba · 1,432 sqft · SingleFamily public records

Built 1977 10,454 sqft lot Est $352k · 28% under $6/mo HOA

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four bedrooms, 2 bathrooms, and a 2-car garage plus additional parking next to the paved driveway, all on a large corner lot. Stamped concrete front sidewalk and covered front porch, patio, shed, and fully fenced backyard. Beautiful brick fireplace and central air conditioning. Gas cooktop in the kitchen and stamped concrete throughout the home!! Close to Williams Drive Park and Playground, and close to the highway!!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-64 ($-767/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (25.9% below list).
• Recommended offer: $189k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.7% in Orchard Mesa — 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 71/100 on livability (#77 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: employment C-, schools 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.
• Market conditions: 205 active listings in the ZIP; solid renter incomes; 1,014 units permitted in Mesa County in 2024 (240 in 5+ unit buildings).
• This rent runs 30% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,927 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $352,272
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Carol Ct	0.07mi	3/2.0	1,378 (-4%)	5mo	$313,500	$228	86
112 Steve Ct	0.15mi	3/2.0	1,468 (+2%)	8mo	$335,000	$228	82
116 1/2 Anna Dr	0.18mi	3/2.0	1,336 (-7%)	10mo	$329,000	$246	72
3176 William Dr	0.07mi	3/2.0	1,276 (-11%)	10mo	$371,000	$291	70
115 Anna Dr	0.13mi	3/3.0	1,584 (+11%)	5mo	$342,000	$216	68
3180 William Dr	0.09mi	3/1.0	1,232 (-14%)	4mo	$346,000	$281	65

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-45,490
• Equity at exit: $38,021

10-year hold

• IRR: -10.5%
• Equity multiple: 0.37×
• Total profit: $-45,252
• Equity at exit: $22,048

Cash invested: $71,400 (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 81503

• Active inventory: 205
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$106
• HOA: −$6
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-64

Break-even live

Break-even rent $1,970

Max offer price $243,708

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $8	+0% $-64	+5% $-136	+10% $-208
Rent	-10% $-213	-5% $-139	+0% $-64	+5% $11	+10% $85
Rate	-1.0pp $64	-0.5pp $1	base $-64	+0.5pp $-130	+1.0pp $-197

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: gas

Listing history 9 events

1. 2022-06-21
   historical
2. 2021-09-03
   soldstatus $271,000 424-char remark

   Show marketing remark (424 chars)

   Four bedrooms, 2 bathrooms, and a 2-car garage plus additional parking next to the paved driveway, all on a large corner lot. Stamped concrete front sidewalk and covered front porch, patio, shed, and fully fenced backyard. Beautiful brick fireplace and central air conditioning. Gas cooktop in the kitchen and stamped concrete throughout the home!! Close to Williams Drive Park and Playground, and close to the highway!!

3. 2021-09-03
   soldstatus $271,000 424-char remark

   Show marketing remark (424 chars)

   Four bedrooms, 2 bathrooms, and a 2-car garage plus additional parking next to the paved driveway, all on a large corner lot. Stamped concrete front sidewalk and covered front porch, patio, shed, and fully fenced backyard. Beautiful brick fireplace and central air conditioning. Gas cooktop in the kitchen and stamped concrete throughout the home!! Close to Williams Drive Park and Playground, and close to the highway!!

4. 2021-09-03
   soldstatus $271,000

   Show marketing remark (424 chars)

   Four bedrooms, 2 bathrooms, and a 2-car garage plus additional parking next to the paved driveway, all on a large corner lot. Stamped concrete front sidewalk and covered front porch, patio, shed, and fully fenced backyard. Beautiful brick fireplace and central air conditioning. Gas cooktop in the kitchen and stamped concrete throughout the home!! Close to Williams Drive Park and Playground, and close to the highway!!

5. 2021-07-16
   listed $255,000 424-char remark

   Show marketing remark (424 chars)

   Four bedrooms, 2 bathrooms, and a 2-car garage plus additional parking next to the paved driveway, all on a large corner lot. Stamped concrete front sidewalk and covered front porch, patio, shed, and fully fenced backyard. Beautiful brick fireplace and central air conditioning. Gas cooktop in the kitchen and stamped concrete throughout the home!! Close to Williams Drive Park and Playground, and close to the highway!!

6. 2021-07-16
   listed $255,000 424-char remark

   Show marketing remark (424 chars)

   Four bedrooms, 2 bathrooms, and a 2-car garage plus additional parking next to the paved driveway, all on a large corner lot. Stamped concrete front sidewalk and covered front porch, patio, shed, and fully fenced backyard. Beautiful brick fireplace and central air conditioning. Gas cooktop in the kitchen and stamped concrete throughout the home!! Close to Williams Drive Park and Playground, and close to the highway!!

7. 2021-07-02
   listed $255,000
8. 2009-12-04
   listed $133,200
9. 2005-05-05
   soldstatus $157,000

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$119/yr (+$10/mo · 9.3%)

ⓘ 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 5/10 Major 7 d/yr ≥95°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: $22,671
• − Mortgage interest: −$14,284
• − Property taxes: −$1,283
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − HOA: −$72
• − Depreciation: −$7,418
• Taxable loss: −$5,289
• Est. tax savings @ 24.0%: +$1,269
• After-tax cash flow: $502/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 — Orchard Mesa

• Score: 71/100
• State rank: #77
• US rank: #7135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mesa County · 143,088 people
• Metro: Grand Junction, CO
• Population (ZIP): 16,558
• Household income: $75,053
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 286.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 3% Portuguese 3% Scottish 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -276.45%
• Current HPI: 307.9266
• Rent YoY: —
• 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

+72.6% since first listed

9 events — show timeline

• 2022-06-21 Delisted — PARMLS
• 2021-09-03 Sold (Public Records) $271,000 Public Records
• 2021-09-03 Sold (MLS) $271,000 IRES
• 2021-09-03 Sold (MLS) $271,000 REColorado as Distributed by MLS Grid
• 2021-07-16 Listed $255,000 IRES
• 2021-07-16 Listed $255,000 REColorado as Distributed by MLS Grid
• 2021-07-02 Listed $255,000 PARMLS
• 2009-12-04 Listed $133,200 cren
• 2005-05-05 Sold (Public Records) $157,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,283 · +30.0% YoY. Source: county tax records.