105 E 8th St #14 · Palisade, CO 81526

$79,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 37 Days on market

Built 1994 Est $68k · 18% over $615/mo HOA · 40% of rent ↓ 47% since listing

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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 +22.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.2/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming and move-in ready, this adorable single-wide home is nestled in a well maintained 55+ community. Recently updated with a remodeled kitchen and bathrooms, it offers a great blend of comfort and potential- ready for you to add your own personal touches. The HOA covers water, sewer, trash, and lawn maintenance making for easy, affordable, worry-free living. Don't miss this opportunity to create your own cozy space in a welcoming community.

Key facts

• Remodeled kitchen
• Remodeled bathrooms
• Garage

Tags

• REMODELED KITCHEN
• REMODELED BATHROOMS
• WELL MAINTAINED COMMUNITY

Property features AI

Finance

• Other: Land is leased
• HOA & community: Homeowners association with monthly fee of $615 (includes trash)

Exterior

• Parking: 1-car garage; Carport
• Utilities: Public water; Sewer connected
• Home design: Residential mobile home (single wide); Faces east
• Construction: Wood siding
• Exterior features: Metal roof; No patio or porch; No fencing; Cul-de-sac lot; Landscaped; Paved, public maintained city street frontage; Lot is rented

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood; Refrigerator
• Flooring: Carpet; Laminate
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: Accessible full bath; Shed on property
• Laundry & utility: Washer; Dryer; Laundry closet in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.94% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $67,584
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 W 8th St #23	0.18mi	3/2.0	1,013 (-4%)	16mo	$96,000	$95	72
3781 Granada Dr #4	0.08mi	2/1.0 (-1)	924 (-12%)	2mo	$52,000	$56	65
3781 Granada Dr #5	0.08mi	3/2.0	924 (-12%)	21mo	$45,000	$49	58
105 E 8th St #15	0.00mi	2/2.0 (-1)	938 (-11%)	23mo	$77,500	$83	57
131 N Bower Ave #55	0.69mi	3/2.0	1,008 (-4%)	13mo	$65,000	$64	49

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,091
• Equity at exit: $11,913

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $8,821
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$33
• HOA: −$615
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $134

Break-even live

Break-even rent $1,378

Max offer price $79,900

Occupancy floor 86%

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: $19,975
• Closing costs: $2,397
• 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	21d	1	0.25mi
103 E 4th St Palisade, CO	2.0	1.0	798	$1,600	$2.01	21d	1	0.26mi
951 Iowa Ave Palisade, CO	3.0	1.0	1024	$1,675	$1.64	21d	2	0.32mi

HOA detail

• Monthly dues: $615 · $7,380/yr
• Likely covers: watersewertrash

Listing history 3 events

1. 2026-05-24
   status Pending
2. 2026-04-17
   listed $79,900 Active
3. 2002-05-17
   soldstatus $150,000

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $439 · $37/mo
• Expected delta: +$179/yr (+$15/mo · 68.9%)

ⓘ 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 8 d/yr ≥94°F today · 20 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: $18,569
• − Mortgage interest: −$4,476
• − Property taxes: −$260
• − Insurance: −$400
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − HOA: −$7,380
• − Depreciation: −$2,324
• Taxable income: $759
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $1,420/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

-46.7% since first listed

3 events — show timeline

• 2026-05-24 Pending — GJARA
• 2026-04-17 Listed $79,900 GJARA
• 2002-05-17 Sold (Public Records) $150,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $260 · +222.4% YoY. Source: county tax records.