556 Eastwood Dr · Grand Junction, CO 81504

$345,000

4 bd · 3.0 ba · 2,204 sqft · Manufactured public records · 5 Days on market

Built 2006 5,663 sqft lot Est $346k · at est. $5/mo HOA

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.6/15.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious ranch style home with 2204 sq/ft, 4 bedrooms + office, 3 full bathrooms, 2 living areas, and built in 2006. Enjoy this clean, move-in ready home with new flooring, fresh paint, new light fixtures, and new vanity. Large kitchen features ample cabinetry, an island with bar stool seating, gas range, and stainless steel refrigerator. Enjoy the master bedroom suite with oversized soaking tub, walk-in shower, double vanity, and a walk-in closet. Split bedroom floor plan has another master bedroom on the opposite side of the home. Outside features include a fenced backyard, storage shed, pergola, ample parking, and RV parking directly across from the home. This prefab, IRC home with full stem wall foundation sits on its own land and can be financed the same as a site built home. Very minimal HOA is only $75/year.

Key facts

• Updated kitchen
• Electric fireplace
• 5,663 sq ft lot

Tags

• UPDATED KITCHEN
• TWO DISTINCT LIVING ROOMS
• ELECTRIC FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $345k.

Deal economics

• At list price, monthly cash flow is $-338 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (36.1% below list).
• Recommended offer: $220k (36.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Fruitvale Elementary School (math 22% / reading 32%, grade F, #568 of 966 statewide, top 60%, 412 students, 59% FRL); Bookcliff Middle School (math 18% / reading 26%, grade F, #188 of 270 statewide, top 72%, 449 students, 59% FRL); Central High School (math 19% / reading 43%, grade F, #229 of 381 statewide, top 60%, 1,613 students, 45% FRL) — zoned schools average 54% FRL vs 39% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 288 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,014 units permitted in Mesa County in 2024 (240 in 5+ unit buildings).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $279k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,461 (36.1% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $346,028
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
556 Eastwood Dr	0.00mi	5/3.0 (+1)	2,204 (0%)	0mo	$345,000	$157	95

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.20×
• Total profit: $-77,130
• Equity at exit: $51,441

10-year hold

• IRR: -17.6%
• Equity multiple: 0.03×
• Total profit: $-93,663
• Equity at exit: $29,829

Cash invested: $96,600 (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 81504

• Rents YoY: 3.2%
• Active inventory: 288
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$121 /mo · $1,458/yr
• Insurance: −$144
• HOA: −$5
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-338

Break-even live

Break-even rent $2,632

Max offer price $285,323

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-240	+0% $-338	+5% $-435	+10% $-533
Rent	-10% $-512	-5% $-425	+0% $-338	+5% $-251	+10% $-164
Rate	-1.0pp $-164	-0.5pp $-250	base $-338	+0.5pp $-427	+1.0pp $-518

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2967 Eastwood Pl Grand Junction, CO	3.0	2.0	1614	$1,500	$0.93	14d	1	0.17mi
2978 N Ronlin Ave Grand Junction, CO	3.0	2.0	1478	$2,095	$1.42	22d	1	0.34mi
595 Starlight Dr Grand Junction, CO	3.0	1.5	1622	$2,215	$1.37	14d	1	0.52mi
575 28 1/2 Rd Grand Junction, CO	3.0	2.5	1500	$1,950	$1.30	22d	1	1.29mi
575 28 1/2 Rd #33 Grand Junction, CO	3.0	2.0	1455	$1,950	$1.34	14d	1	1.30mi
3005 Autumn Glenn Ct Grand Junction, CO	4.0	2.0	1862	$2,300	$1.24	22d	1	1.35mi
423 Brealyn Ct Unit B Grand Junction, CO	3.0	2.5	1911	$2,200	$1.15	14d	1	1.42mi
423 Brealyn Ct Unit B Grand Junction, CO	3.0	2.5	1911	$2,200	$1.15	22d	1	1.42mi

HOA detail

• Monthly dues: $5 · $60/yr
• Likely covers: gas

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   listed $345,000 Active
3. 2023-02-09
   soldstatus $279,000
4. 2023-02-08
   soldstatus $279,000 Closed 826-char remark

   Show marketing remark (826 chars)

   Spacious ranch style home with 2204 sq/ft, 4 bedrooms + office, 3 full bathrooms, 2 living areas, and built in 2006. Enjoy this clean, move-in ready home with new flooring, fresh paint, new light fixtures, and new vanity. Large kitchen features ample cabinetry, an island with bar stool seating, gas range, and stainless steel refrigerator. Enjoy the master bedroom suite with oversized soaking tub, walk-in shower, double vanity, and a walk-in closet. Split bedroom floor plan has another master bedroom on the opposite side of the home. Outside features include a fenced backyard, storage shed, pergola, ample parking, and RV parking directly across from the home. This prefab, IRC home with full stem wall foundation sits on its own land and can be financed the same as a site built home. Very minimal HOA is only $75/year.

5. 2023-01-10
   status Pending 826-char remark

   Show marketing remark (826 chars)

   Spacious ranch style home with 2204 sq/ft, 4 bedrooms + office, 3 full bathrooms, 2 living areas, and built in 2006. Enjoy this clean, move-in ready home with new flooring, fresh paint, new light fixtures, and new vanity. Large kitchen features ample cabinetry, an island with bar stool seating, gas range, and stainless steel refrigerator. Enjoy the master bedroom suite with oversized soaking tub, walk-in shower, double vanity, and a walk-in closet. Split bedroom floor plan has another master bedroom on the opposite side of the home. Outside features include a fenced backyard, storage shed, pergola, ample parking, and RV parking directly across from the home. This prefab, IRC home with full stem wall foundation sits on its own land and can be financed the same as a site built home. Very minimal HOA is only $75/year.

6. 2022-11-10
   price $289,900 826-char remark

   Show marketing remark (826 chars)

   Spacious ranch style home with 2204 sq/ft, 4 bedrooms + office, 3 full bathrooms, 2 living areas, and built in 2006. Enjoy this clean, move-in ready home with new flooring, fresh paint, new light fixtures, and new vanity. Large kitchen features ample cabinetry, an island with bar stool seating, gas range, and stainless steel refrigerator. Enjoy the master bedroom suite with oversized soaking tub, walk-in shower, double vanity, and a walk-in closet. Split bedroom floor plan has another master bedroom on the opposite side of the home. Outside features include a fenced backyard, storage shed, pergola, ample parking, and RV parking directly across from the home. This prefab, IRC home with full stem wall foundation sits on its own land and can be financed the same as a site built home. Very minimal HOA is only $75/year.

7. 2022-10-14
   price $309,900 826-char remark

   Show marketing remark (826 chars)

   Spacious ranch style home with 2204 sq/ft, 4 bedrooms + office, 3 full bathrooms, 2 living areas, and built in 2006. Enjoy this clean, move-in ready home with new flooring, fresh paint, new light fixtures, and new vanity. Large kitchen features ample cabinetry, an island with bar stool seating, gas range, and stainless steel refrigerator. Enjoy the master bedroom suite with oversized soaking tub, walk-in shower, double vanity, and a walk-in closet. Split bedroom floor plan has another master bedroom on the opposite side of the home. Outside features include a fenced backyard, storage shed, pergola, ample parking, and RV parking directly across from the home. This prefab, IRC home with full stem wall foundation sits on its own land and can be financed the same as a site built home. Very minimal HOA is only $75/year.

8. 2022-10-07
   price $319,900 826-char remark

   Show marketing remark (826 chars)

   Spacious ranch style home with 2204 sq/ft, 4 bedrooms + office, 3 full bathrooms, 2 living areas, and built in 2006. Enjoy this clean, move-in ready home with new flooring, fresh paint, new light fixtures, and new vanity. Large kitchen features ample cabinetry, an island with bar stool seating, gas range, and stainless steel refrigerator. Enjoy the master bedroom suite with oversized soaking tub, walk-in shower, double vanity, and a walk-in closet. Split bedroom floor plan has another master bedroom on the opposite side of the home. Outside features include a fenced backyard, storage shed, pergola, ample parking, and RV parking directly across from the home. This prefab, IRC home with full stem wall foundation sits on its own land and can be financed the same as a site built home. Very minimal HOA is only $75/year.

9. 2022-08-04
   listed $339,900 Active 826-char remark

   Show marketing remark (826 chars)

   Spacious ranch style home with 2204 sq/ft, 4 bedrooms + office, 3 full bathrooms, 2 living areas, and built in 2006. Enjoy this clean, move-in ready home with new flooring, fresh paint, new light fixtures, and new vanity. Large kitchen features ample cabinetry, an island with bar stool seating, gas range, and stainless steel refrigerator. Enjoy the master bedroom suite with oversized soaking tub, walk-in shower, double vanity, and a walk-in closet. Split bedroom floor plan has another master bedroom on the opposite side of the home. Outside features include a fenced backyard, storage shed, pergola, ample parking, and RV parking directly across from the home. This prefab, IRC home with full stem wall foundation sits on its own land and can be financed the same as a site built home. Very minimal HOA is only $75/year.

10. 2010-10-01
    historical
11. 2009-12-18
    listed $109,900
12. 2008-10-01
    soldstatus $191,900

ⓘ 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: $1,458 · $121/mo
• Projected year-2 tax: $1,898 · $158/mo
• Expected delta: +$440/yr (+$37/mo · 30.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,455
• − Mortgage interest: −$19,325
• − Property taxes: −$1,458
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − HOA: −$60
• − Depreciation: −$10,036
• Taxable loss: −$10,382
• Est. tax savings @ 24.0%: +$2,492
• After-tax cash flow: $-1,562/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

• County: Mesa County · 143,088 people
• City population: 113,583
• Metro: Grand Junction, CO
• Population (ZIP): 32,376
• Household income: $70,958
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 808.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 21% Two or more races 18%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -345.40%
• Current HPI: 309.0092
• Rent YoY: ▲ 3.20%
• 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

+79.8% since first listed

12 events — show timeline

• 2026-04-27 Pending — GJARA
• 2026-04-22 Listed $345,000 GJARA
• 2023-02-09 Sold (Public Records) $279,000 Public Records
• 2023-02-08 Sold (MLS) $279,000 GJARA
• 2023-01-10 Pending — GJARA
• 2022-11-10 Price Changed $289,900 GJARA
• 2022-10-14 Price Changed $309,900 GJARA
• 2022-10-07 Price Changed $319,900 GJARA
• 2022-08-04 Listed $339,900 GJARA
• 2010-10-01 Listing Removed — cren
• 2009-12-18 Listed $109,900 cren
• 2008-10-01 Sold (Public Records) $191,900 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,458 · -15.9% YoY. Source: county tax records.