62880 Lasalle Rd · Montrose, CO 81401

$117,770

3 bd · 1.0 ba · 1,848 sqft · Manufactured public records · 24 Days on market

Built 2022

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Doublewide in established park. Skylight in bathroom. Home has had some remodeling done in 2007. Tile counter tops. Home on oversized end lot. Lot Rent is $350.00/month includes water, sewer, trash. Shed is included with the manufactured. Buyers must qualify with the park before sale of the home.

Key facts

• Utility room
• Pantry room
• Kitchen island

Tags

• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• UTILITY ROOM
• PANTRY ROOM
• CLOSE TO MONTROSE AIRPORT
• CLOSE TO MAIN HIGHWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $116k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 32% 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 $814 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,003 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.13%
• DSCR: 2.30
• GRM: 5.2

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $4,948
• Equity at exit: $17,560

10-year hold

• IRR: 13.5%
• Equity multiple: 2.09×
• Total profit: $35,873
• Equity at exit: $10,183

Cash invested: $32,976 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$618
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$49
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $374

Break-even live

Break-even rent $1,432

Max offer price $117,770

Occupancy floor 75%

Sensitivity live

Price	-10% $440	-5% $407	+0% $374	+5% $340	+10% $307
Rent	-10% $223	-5% $299	+0% $374	+5% $449	+10% $524
Rate	-1.0pp $433	-0.5pp $404	base $374	+0.5pp $343	+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: $29,442
• Closing costs: $3,533
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $117,770 Active 24 DOM
2. 2026-06-18
   days on market $117,770 Active 23 DOM
3. 2026-06-17
   days on market $117,770 Active 22 DOM
4. 2026-06-16
   days on market $117,770 Active 21 DOM
5. 2026-06-15
   days on market $117,770 Active 20 DOM
6. 2026-06-14
   days on market $117,770 Active 18 DOM
7. 2026-06-12
   days on market $117,770 Active 17 DOM
8. 2026-06-09
   days on market $117,770 Active 14 DOM
9. 2026-06-08
   days on market $117,770 Active 13 DOM
10. 2026-06-07
    days on market $117,770 Active 12 DOM
11. 2026-06-02
    days on market $117,770 Active 7 DOM
12. 2026-06-01
    days on market $117,770 Active 6 DOM
13. 2026-05-31
    days on market $117,770 Active 5 DOM
14. 2026-05-30
    days on market $117,770 Active 4 DOM
15. 2026-05-26
    listed $117,770 Active
16. 2014-05-16
    soldstatus $4,900,000
17. 2014-01-10
    soldstatus $20,000 297-char remark

    Show marketing remark (297 chars)

    Doublewide in established park. Skylight in bathroom. Home has had some remodeling done in 2007. Tile counter tops. Home on oversized end lot. Lot Rent is $350.00/month includes water, sewer, trash. Shed is included with the manufactured. Buyers must qualify with the park before sale of the home.

18. 2013-10-14
    listed $27,500 297-char remark

    Show marketing remark (297 chars)

    Doublewide in established park. Skylight in bathroom. Home has had some remodeling done in 2007. Tile counter tops. Home on oversized end lot. Lot Rent is $350.00/month includes water, sewer, trash. Shed is included with the manufactured. Buyers must qualify with the park before sale of the home.

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $648 · $54/mo
• Expected delta: +$194/yr (+$16/mo · 42.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 61% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $22,858
• − Mortgage interest: −$6,597
• − Property taxes: −$453
• − Insurance: −$5,707
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$3,426
• Taxable income: $3,017
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $3,762/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

• 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

+328.3% since first listed

4 events — show timeline

• 2026-05-26 Listed $117,770 FSBO.com
• 2014-05-16 Sold (Public Records) $4,900,000 Public Records
• 2014-01-10 Sold (MLS) $20,000 cren
• 2013-10-14 Listed $27,500 cren

Property tax history

+4.6%/yr

Latest (2025): $453 · +286.5% YoY. Source: county tax records.