2713 B 1/2 Rd #124 · Grand Junction, CO 81503

$45,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 15 Days on market

Built 1970 $670/mo HOA · 49% 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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1-bath pre-HUD manufactured home in Grand Junction has been refreshed this year and shows it. Updated windows are a standout upgrade here, keeping the home comfortable year-round without the drafts and energy loss that come with older manufactured homes. Forced air heat and an evaporative cooler keep every season manageable. The full bath includes laundry, making the most of every square foot in this 572 sq ft layout. Step outside to a fenced yard with a shade tree and open patio, perfect for relaxing or letting the dog out. Located in Western Hills MHC at 2713 B½ Road in Grand Junction, this is an all-age community with lot rent of $670/month plus utilities. Buyer mu

Key facts

• Shade tree
• Open patio
• Fenced yard

Tags

• UPDATED WINDOWS
• FENCED YARD
• SHADE TREE
• OPEN PATIO

Property features AI

Finance

• Other: Zoning: PD; Elevation approximately 4,662 ft
• Financial info: Land is leased
• HOA & community: Homeowners association with a $670 monthly fee; Subdivision: Western Hill

Exterior

• Utilities: Public water; Sewer connected
• Home design: Mobile home (single wide); Faces west
• Construction: Metal siding; Flat roof
• Exterior features: Patio; Chain link fencing; Landscaped lot; Paved road access

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Range hood
• Flooring: Carpet; Linoleum
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Laminate counters; Window coverings
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Dos Rios Elementary School (math 27% / reading 37%, grade F, #475 of 966 statewide, top 51%, 287 students, 78% FRL); Orchard Mesa Middle School (math 11% / reading 25%, grade F, #218 of 270 statewide, top 81%, 465 students, 57% FRL); Grand Junction High School (math 25% / reading 53%, grade F, #188 of 381 statewide, top 49%, 1,522 students, 36% FRL) — zoned schools average 57% FRL vs 39% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 205 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 3.07% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $147
• Equity at exit: $6,710

10-year hold

• IRR: 10.7%
• Equity multiple: 1.87×
• Total profit: $10,908
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$670
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $110

Break-even live

Break-even rent $1,242

Max offer price $45,000

Occupancy floor 87%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Highway 50 Grand Junction, CO	1.0	1.0	350	$900	$2.57	21d	1	0.81mi
347 Eddy Dr Grand Junction, CO	1.0–2.0	1.0–2.0	825	$1,898	$2.30	13d	6	1.07mi

HOA detail

• Monthly dues: $670 · $8,040/yr

Listing history 13 events

1. 2026-06-19
   days on market $45,000 Active 15 DOM
2. 2026-06-18
   days on market $45,000 Active 14 DOM
3. 2026-06-17
   days on market $45,000 Active 13 DOM
4. 2026-06-16
   days on market $45,000 Active 12 DOM
5. 2026-06-15
   days on market $45,000 Active 11 DOM
6. 2026-06-14
   days on market $45,000 Active 9 DOM
7. 2026-06-13
   days on market $45,000 Active 8 DOM
8. 2026-06-10
   days on market $45,000 Active 6 DOM
9. 2026-06-09
   days on market $45,000 Active 5 DOM
10. 2026-06-08
    days on market $45,000 Active 4 DOM
11. 2026-06-07
    days on market $45,000 Active 3 DOM
12. 2026-06-05
    remarks 692-char remark
13. 2026-06-05
    listed $45,000 Active 1 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 5/10 Major
• 🌡 Heat 5/10 Major 4 d/yr ≥95°F today · 11 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: $16,572
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − HOA: −$8,040
• − Depreciation: −$1,309
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $1,044/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): 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

1 event — show timeline

• 2026-06-04 Listed $45,000 GJARA

Property tax history

+5.0%/yr

Latest (2021): $19 · +43.4% YoY. Source: county tax records.