901 6530 Rd #1607 · Montrose, CO 81401

$200,000

4 bd · 2.0 ba · 1,634 sqft · Manufactured public records · 74 Days on market

Built 2022 Good condition Est $190k · 6% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• ARV discount +5.0/15.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and beautifully maintained 4-bedroom, 2-bath manufactured home located in the desirable Cimarron Creek community. Offering 1,634 square feet of comfortable living space, this home features an open-concept layout creating a warm and inviting feel from the moment you walk in. The kitchen is a true centerpiece, complete with stainless steel appliances, a large island perfect for entertaining, and a deep sink that combines both style and functionality. The primary suite features a luxurious en-suite bathroom with a double vanity, soaking tub, and a spacious walk-in shower. The four bedrooms offer plenty of room for family, guests, or a home office setup. Outside, you&rs

Key facts

• Double vanity
• Deep sink
• Large island

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• DEEP SINK
• EN-SUITE BATHROOM
• DOUBLE VANITY

Property features AI

Finance

• HOA & community: Homeowners association: Cimmaron Creek; Community playground

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cellular phone reception
• Home design: Single-story; Double wide manufactured home; Skirted foundation; Composition roof; Residential single-family use; City street frontage; Paved road access; Facing direction not specified
• Construction: Skirt foundation; Composition roof
• Exterior features: Landscaping; Covered porch; Porch; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Laminate flooring; Partially carpeted
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; Kitchen/dining combo; Window coverings / treatments
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 35% 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 $6k 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $189,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 6530 Rd #1101	0.00mi	3/2.0 (-1)	1,680 (+3%)	1mo	$180,000	$107	90
901 6530 Rd #3008	0.00mi	3/2.0 (-1)	1,625 (-1%)	11mo	$188,250	$116	85
901 6530 Rd #3004	0.00mi	3/2.0 (-1)	1,611 (-1%)	10mo	$152,000	$94	85
901 6530 Rd #1005	0.00mi	3/2.0 (-1)	1,680 (+3%)	7mo	$110,000	$65	85
901 6530 Rd #1112	0.00mi	3/2.0 (-1)	1,775 (+9%)	5mo	$120,000	$68	76
901 6530 Rd #3217	0.00mi	3/2.0 (-1)	1,512 (-8%)	8mo	$177,800	$118	76
901 6530 Rd #2843	0.00mi	3/2.0 (-1)	1,512 (-8%)	10mo	$185,000	$122	74
901 6530 Rd #1003	0.00mi	3/2.0 (-1)	1,456 (-11%)	14mo	$125,000	$86	65
901 6530 Rd #1301	0.00mi	3/2.0 (-1)	1,834 (+12%)	14mo	$210,000	$115	63
1288 Haystack Rd	0.39mi	3/2.0 (-1)	1,456 (-11%)	3mo	$365,000	$251	56
1312 Pitchfork Rd	0.34mi	3/2.0 (-1)	1,428 (-13%)	3mo	$334,900	$235	56
481 6530 Rd	0.47mi	3/2.0 (-1)	1,404 (-14%)	3mo	$312,500	$223	47

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-5,946
• Equity at exit: $29,821

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $28,685
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $417

Break-even live

Break-even rent $1,528

Max offer price $200,000

Occupancy floor 75%

Sensitivity live

Price	-10% $530	-5% $473	+0% $417	+5% $360	+10% $303
Rent	-10% $254	-5% $335	+0% $417	+5% $498	+10% $579
Rate	-1.0pp $517	-0.5pp $468	base $417	+0.5pp $365	+1.0pp $312

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $200,000 Active 74 DOM
2. 2026-06-18
   days on market $200,000 Active 73 DOM
3. 2026-06-17
   days on market $200,000 Active 72 DOM
4. 2026-06-16
   days on market $200,000 Active 71 DOM
5. 2026-06-15
   days on market $200,000 Active 70 DOM
6. 2026-06-14
   days on market $200,000 Active 68 DOM
7. 2026-06-12
   days on market $200,000 Active 67 DOM
8. 2026-06-09
   days on market $200,000 Active 64 DOM
9. 2026-06-08
   days on market $200,000 Active 63 DOM
10. 2026-06-07
    days on market $200,000 Active 62 DOM
11. 2026-06-02
    days on market $200,000 Active 57 DOM
12. 2026-06-01
    days on market $200,000 Active 56 DOM
13. 2026-05-31
    days on market $200,000 Active 55 DOM
14. 2026-05-30
    days on market $200,000 Active 54 DOM
15. 2026-04-06
    listed $200,000 Active

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$199/yr (+$17/mo · 22.1%)

ⓘ 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 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: $24,667
• − Mortgage interest: −$11,203
• − Property taxes: −$901
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$5,818
• Taxable income: $1,798
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $4,569/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 4-bedroom, 2-bath manufactured home in the Cimarron Creek community is in good condition with minimal repairs needed. It offers a spacious and open-concept layout with hardwood floors, stainless steel appliances, and a primary suite with a double vanity and walk-in shower. The exterior is well-maintained with a good roof and siding. The home is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and home value
• Resale Landscaping improvements — A well-maintained lawn and landscaping can increase curb appeal and home value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and home value ↑
• Resale Landscaping improvements — A well-maintained lawn and landscaping can increase curb appeal and home value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-06 Listed $200,000 cren

Property tax history

+39.6%/yr

Latest (2025): $901 · +86.2% YoY. Source: county tax records.