3781 Granada Dr #29 · Palisade, CO 81526

$89,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 154 Days on market

Built 1981 Est $81k · 9% over $655/mo HOA · 42% of rent

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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 +15.8/30.0
• 1% rule +10.0/10.0
• DSCR +4.9/10.0
• Livability +3.6/5.0
• ARV discount +3.3/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy mobile home is located in the picturesque town of Palisade. The 55+ community of Rio Vista Mobile Home Park is full of beautiful sycamore trees, providing some much needed shade during those hot Colorado summers. It is close to downtown Main Street, allowing easy access to events such as the farmer's market, but is far enough away to have some peace and quiet. Just to the south, is Riverbend Park, where you can enjoy scenic trails, picnics, and other fun activities and events. New carpet was installed in 2022.

Key facts

• Remodeled bathroom
• Remodeled kitchen
• Natural light

Tags

• RIVERBEND PARK
• RIVERFRONT TRAILS
• REMODELED KITCHEN
• REMODELED BATHROOM
• NATURAL LIGHT
• BUILT-IN DESK

Property features AI

Finance

• Other: Elevation approximately 4,650 ft
• HOA & community: Homeowners association with monthly fee; Monthly association fee $655; Association covers sewer, water, and snow removal; Land is leased; Subdivision: Rio Vista Mobil

Exterior

• Parking: Carport
• Utilities: Public water; Sewer connected
• Home design: Mobile home (single wide); Faces east
• Construction: Vinyl siding; Rolled/hot mop roof
• Exterior features: Covered patio; Shed(s); Sprinklers in front and rear; Landscaped; Paved road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Laminate; Simulated wood
• Heating & cooling: Forced air heating; Ceiling fan(s); Evaporative cooling
• Interior features: Ceiling fan(s); Accessible full bath
• Laundry & utility: Washer; Dryer; Laundry closet; Washer hookup; Laundry in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $41 ($494/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 1.6% in Palisade — 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 72/100 on livability (#71 in CO) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, cost of living A-; Watch: amenities D, commute F, employment 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: Taylor Elementary School (math 27% / reading 47%, grade F, #405 of 966 statewide, top 43%, 321 students, 33% FRL); Palisade High School (math 35% / reading 57%, grade D-, #138 of 381 statewide, top 36%, 1,125 students, 42% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 68 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $26k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $89k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.73% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $81,340
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3781 Granada Dr #4	0.04mi	2/1.0	924 (-6%)	2mo	$52,000	$56	87
676 Brentwood Dr #16	0.06mi	2/1.0	856 (-13%)	12mo	$94,000	$110	66
105 E 8th St #15	0.09mi	2/2.0	938 (-4%)	23mo	$77,500	$83	65
3781 Granada Dr #5	0.03mi	3/2.0 (+1)	924 (-6%)	21mo	$45,000	$49	62
317 W 8th St #23	0.22mi	3/2.0 (+1)	1,013 (+3%)	16mo	$96,000	$95	62

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-11,432
• Equity at exit: $13,270

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-5,079
• Equity at exit: $7,695

Cash invested: $24,920 (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 81526

• Home prices YoY: -32.8%
• Active inventory: 68
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$37
• HOA: −$655
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $41

Break-even live

Break-even rent $1,492

Max offer price $89,000

Occupancy floor 92%

Sensitivity live

Price	-10% $92	-5% $66	+0% $41	+5% $16	+10% $-9
Rent	-10% $-81	-5% $-20	+0% $41	+5% $102	+10% $163
Rate	-1.0pp $86	-0.5pp $64	base $41	+0.5pp $18	+1.0pp $-5

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
869 Iowa Ave Unit 3 Palisade, CO	2.0	2.0	950	$1,400	$1.47	22d	1	0.24mi
951 Iowa Ave Palisade, CO	3.0	1.0	1024	$1,675	$1.64	22d	2	0.28mi
103 E 4th St Palisade, CO	2.0	1.0	798	$1,600	$2.01	22d	1	0.33mi

HOA detail

• Monthly dues: $655 · $7,860/yr

Listing history 29 events

1. 2026-06-19
   days on market $89,000 Active 154 DOM
2. 2026-06-18
   days on market $89,000 Active 153 DOM
3. 2026-06-17
   days on market $89,000 Active 152 DOM
4. 2026-06-16
   days on market $89,000 Active 151 DOM
5. 2026-06-15
   days on market $89,000 Active 150 DOM
6. 2026-06-14
   days on market $89,000 Active 148 DOM
7. 2026-06-13
   days on market $89,000 Active 147 DOM
8. 2026-06-10
   days on market $89,000 Active 145 DOM
9. 2026-06-09
   days on market $89,000 Active 144 DOM
10. 2026-06-08
    days on market $89,000 Active 143 DOM
11. 2026-06-07
    days on market $89,000 Active 142 DOM
12. 2026-06-05
    days on market $89,000 Active 139 DOM
13. 2026-06-02
    days on market $89,000 Active 137 DOM
14. 2026-06-01
    days on market $89,000 Active 136 DOM
15. 2026-05-31
    days on market $89,000 Active 135 DOM
16. 2026-05-30
    days on market $89,000 Active 134 DOM
17. 2026-04-22
    price $98,000
18. 2026-04-01
    price $103,000
19. 2026-01-17
    listed $115,000 Active
20. 2022-11-18
    soldstatus $50,000 Sold 525-char remark

    Show marketing remark (523 chars)

    This cozy mobile home is located in the picturesque town of Palisade. The 55+ community of Rio Vista Mobile Home Park is full of beautiful sycamore trees, providing some much needed shade during those hot Colorado summers. It is close to downtown Main Street, allowing easy access to events such as the farmer's market, but is far enough away to have some peace and quiet. Just to the south, is Riverbend Park, where you can enjoy scenic trails, picnics, and other fun activities and events such as the Palisade Peach Fest.

21. 2022-11-18
    soldstatus $50,000 Closed 523-char remark

    Show marketing remark (523 chars)

    This cozy mobile home is located in the picturesque town of Palisade. The 55+ community of Rio Vista Mobile Home Park is full of beautiful sycamore trees, providing some much needed shade during those hot Colorado summers. It is close to downtown Main Street, allowing easy access to events such as the farmer's market, but is far enough away to have some peace and quiet. Just to the south, is Riverbend Park, where you can enjoy scenic trails, picnics, and other fun activities and events such as the Palisade Peach Fest.

22. 2022-11-14
    soldstatus $50,000 Closed
23. 2022-11-07
    status Pending 523-char remark

    Show marketing remark (525 chars)

    This cozy mobile home is located in the picturesque town of Palisade. The 55+ community of Rio Vista Mobile Home Park is full of beautiful sycamore trees, providing some much needed shade during those hot Colorado summers. It is close to downtown Main Street, allowing easy access to events such as the farmer's market, but is far enough away to have some peace and quiet. Just to the south, is Riverbend Park, where you can enjoy scenic trails, picnics, and other fun activities and events. New carpet was installed in 2022.

24. 2022-11-07
    status Pending 525-char remark

    Show marketing remark (525 chars)

    This cozy mobile home is located in the picturesque town of Palisade. The 55+ community of Rio Vista Mobile Home Park is full of beautiful sycamore trees, providing some much needed shade during those hot Colorado summers. It is close to downtown Main Street, allowing easy access to events such as the farmer's market, but is far enough away to have some peace and quiet. Just to the south, is Riverbend Park, where you can enjoy scenic trails, picnics, and other fun activities and events. New carpet was installed in 2022.

25. 2022-11-02
    listed $56,950 Active 525-char remark

    Show marketing remark (523 chars)

    This cozy mobile home is located in the picturesque town of Palisade. The 55+ community of Rio Vista Mobile Home Park is full of beautiful sycamore trees, providing some much needed shade during those hot Colorado summers. It is close to downtown Main Street, allowing easy access to events such as the farmer's market, but is far enough away to have some peace and quiet. Just to the south, is Riverbend Park, where you can enjoy scenic trails, picnics, and other fun activities and events such as the Palisade Peach Fest.

26. 2022-11-02
    listed $56,950 Active 523-char remark

    Show marketing remark (523 chars)

    This cozy mobile home is located in the picturesque town of Palisade. The 55+ community of Rio Vista Mobile Home Park is full of beautiful sycamore trees, providing some much needed shade during those hot Colorado summers. It is close to downtown Main Street, allowing easy access to events such as the farmer's market, but is far enough away to have some peace and quiet. Just to the south, is Riverbend Park, where you can enjoy scenic trails, picnics, and other fun activities and events such as the Palisade Peach Fest.

27. 2022-11-02
    listed $56,950 Active

    Show marketing remark (523 chars)

    This cozy mobile home is located in the picturesque town of Palisade. The 55+ community of Rio Vista Mobile Home Park is full of beautiful sycamore trees, providing some much needed shade during those hot Colorado summers. It is close to downtown Main Street, allowing easy access to events such as the farmer's market, but is far enough away to have some peace and quiet. Just to the south, is Riverbend Park, where you can enjoy scenic trails, picnics, and other fun activities and events such as the Palisade Peach Fest.

28. 2005-07-27
    soldstatus $22,900
29. 2005-02-09
    listed $22,900

ⓘ 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: $237 · $20/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$252/yr (+$21/mo · 106.5%)

ⓘ 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 ≥94°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: $18,527
• − Mortgage interest: −$4,985
• − Property taxes: −$237
• − Insurance: −$445
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − HOA: −$7,860
• − Depreciation: −$2,589
• Taxable loss: −$554
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $627/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 — Palisade

• Score: 72/100
• State rank: #71
• US rank: #6511

Category grades

Amenities D Commute F Cost of living A- Crime A Employment F Housing C+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palisade, CO
• Population (ZIP): 5,397

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -188.47%
• Current HPI: 386.9216
• 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

+327.9% since first listed

13 events — show timeline

• 2026-04-22 Price Changed $98,000 GJARA
• 2026-04-01 Price Changed $103,000 GJARA
• 2026-01-17 Listed $115,000 GJARA
• 2022-11-18 Sold (MLS) $50,000 GJARA
• 2022-11-18 Sold (MLS) $50,000 IRES
• 2022-11-14 Sold (MLS) $50,000 cren
• 2022-11-07 Pending — GJARA
• 2022-11-07 Pending — IRES
• 2022-11-02 Listed $56,950 cren
• 2022-11-02 Listed $56,950 GJARA
• 2022-11-02 Listed $56,950 IRES
• 2005-07-27 Sold (MLS) $22,900 cren
• 2005-02-09 Listed $22,900 cren

Property tax history

+8.5%/yr

Latest (2025): $237 · +110.5% YoY. Source: county tax records.