60497 Maple Grove Rd · Montrose, CO 81403

$30,000

3 bd · 1.0 ba · 1,064 sqft · Manufactured public records · 366 Days on market

Built 1981 ↓ 12% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * This listing is only for the manufactured home. No real estate is included, and the home must be moved. The buyer is solely responsible for all costs and logistics in moving the home. * * * Decks, skirting, evaporative cooler and pellet stove are included. The listing agent is related to the seller.

Key facts

• Decks
• Pellet stove
• Evaporative cooler

Tags

• DECKS
• EVAPORATIVE COOLER
• PELLET STOVE

Property features AI

Exterior

• Home design: Single-wide manufactured home; Single-story
• Construction: Metal roof; Metal siding; Not permanent foundation (skirted)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Partially carpeted; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating; Pellet stove; Evaporative cooling
• Interior features: Unfurnished; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.6% 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: 213 active listings in the ZIP; 271 units permitted in Montrose County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 4.28% ✓
• Cap rate: 38.62%
• Cash-on-cash: 115.44%
• DSCR: 6.14
• GRM: 1.9

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: —
• Equity multiple: 6.55×
• Total profit: $46,627
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 13.73×
• Total profit: $106,955
• Equity at exit: $2,594

Cash invested: $8,400 (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 81403

• Active inventory: 213
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $808

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 32%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $30,000 Active 366 DOM
2. 2026-06-18
   days on market $30,000 Active 365 DOM
3. 2026-06-17
   days on market $30,000 Active 364 DOM
4. 2026-06-17
   price $30,000 Active 363 DOM
5. 2026-06-16
   days on market $35,000 Active 363 DOM
6. 2026-06-15
   days on market $35,000 Active 362 DOM
7. 2026-06-14
   days on market $35,000 Active 360 DOM
8. 2026-06-12
   days on market $35,000 Active 359 DOM
9. 2026-06-09
   days on market $35,000 Active 356 DOM
10. 2026-06-08
    days on market $35,000 Active 355 DOM
11. 2026-06-07
    days on market $35,000 Active 354 DOM
12. 2026-06-02
    days on market $35,000 Active 349 DOM
13. 2026-06-01
    days on market $35,000 Active 348 DOM
14. 2026-05-31
    days on market $35,000 Active 347 DOM
15. 2026-05-30
    days on market $35,000 Active 346 DOM
16. 2025-10-29
    price $35,000
17. 2025-07-24
    price $37,000
18. 2025-06-18
    listed $40,000 Active

ⓘ 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 3/10 Moderate 7 d/yr ≥91°F today · 17 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: $15,424
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$873
• Taxable income: $9,803
• Est. tax owed @ 24.0%: −$2,353
• After-tax cash flow: $7,345/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: 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

• City population: 24,228
• Population (ZIP): 11,955

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 14% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 82% English-only · Spanish 17% Tagalog/Filipino 0%

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: ▼ -191.12%
• Current HPI: 349.0781
• Rent YoY: —
• Metro: —
• 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

-12.5% since first listed

3 events — show timeline

• 2025-10-29 Price Changed $35,000 cren
• 2025-07-24 Price Changed $37,000 cren
• 2025-06-18 Listed $40,000 cren

Property tax history

+3.4%/yr

Latest (2021): $47 · +20.3% YoY. Source: county tax records.