424 32 Rd #205 · Clifton, CO 81520

$69,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 6 Days on market

Built 1979 Est $74k · 7% under ↓ 15% since listing

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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
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and Clean, just updated, new bath, new floors, new light fixtures, new paint, new blinds on all windows, large finished deck, new skirting, new roof, newer water heater and furnace. This home is ready for you to move in and enjoy. It is close to restaurants, schools, shopping and trails.

Key facts

• Built 1979
• Listed 5 days

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Association fees include sewer and trash

Exterior

• Utilities: Public water; Sewer connected
• Home design: Single family residence; Residential property; One story; Faces west; Located in a Planned Unit Development (PUD)
• Construction: Masonite exterior; Rolled/Hot Mop roof; Built with masonry materials
• Exterior features: Deck

Interior

• Kitchen: Electric oven and range; Dishwasher; Refrigerator; Range hood
• Flooring: Laminate
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Dryer, Washer, Dishwasher, Electric oven, Electric range, Refrigerator, Range hood; Laminate flooring; No fireplace
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 17.1% vs local median 3.4% in Clifton — 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 66/100 on livability (#140 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, commute A-; Watch: crime F, amenities 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: Rocky Mountain Elementary School (math 8% / reading 22%, grade F, #793 of 966 statewide, top 84%, 469 students, 75% FRL); Palisade High School (math 35% / reading 57%, grade D-, #138 of 381 statewide, top 36%, 1,125 students, 42% FRL) — zoned schools average 59% FRL vs 39% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 136 active listings in the ZIP; 10 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).
• This rent runs 33% of the median local income ($50k/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 $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.01% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.56%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $74,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 32 Rd #27	0.00mi	3/1.0 (+1)	980 (0%)	10mo	$60,000	$61	87
424 32 Rd #6	0.00mi	3/2.0 (+1)	924 (-6%)	2mo	$54,652	$59	80
424 32 Rd #424	0.00mi	3/2.0 (+1)	1,064 (+9%)	5mo	$64,900	$61	73
424 32 Rd #222	0.00mi	3/2.0 (+1)	1,064 (+9%)	6mo	$25,000	$23	72
424 32 Rd #193	0.00mi	3/2.0 (+1)	1,088 (+11%)	9mo	$106,500	$98	65
435 32 Rd #451	0.49mi	3/2.0 (+1)	960 (-2%)	10mo	$80,000	$83	56
435 32 Rd #118	0.40mi	2/2.0	1,056 (+8%)	13mo	$105,000	$99	53
435 32 Rd #402	0.53mi	3/2.0 (+1)	1,080 (+10%)	3mo	$68,000	$63	47
435 32 Rd #260	0.58mi	3/2.0 (+1)	1,056 (+8%)	6mo	$82,000	$78	46
435 32 Rd #412	0.53mi	3/2.0 (+1)	1,056 (+8%)	13mo	$106,000	$100	42
435 32 Rd #907	0.60mi	3/2.0 (+1)	1,110 (+13%)	1mo	$84,000	$76	40
435 32 Rd #75	0.38mi	3/2.0 (+1)	1,120 (+14%)	12mo	$85,000	$76	40

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 2.42×
• Total profit: $27,473
• Equity at exit: $10,288

10-year hold

• IRR: 40.5%
• Equity multiple: 4.69×
• Total profit: $71,261
• Equity at exit: $5,966

Cash invested: $19,320 (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 81520

• Home prices YoY: -24.5%
• Rents YoY: 2.4%
• Active inventory: 136
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $621

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 50%

Sensitivity live

Price	-10% $668	-5% $645	+0% $621	+5% $597	+10% $573
Rent	-10% $511	-5% $566	+0% $621	+5% $676	+10% $731
Rate	-1.0pp $655	-0.5pp $638	base $621	+0.5pp $603	+1.0pp $585

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3238 D 1/4 Rd Clifton, CO	2.0	1.0	952	$2,000	$2.10	14d	1	0.20mi
3210 Diamond Ct Unit B Clifton, CO	2.0	1.0	1000	$995	$0.99	22d	1	0.58mi
461 Topaz Dr Unit C Clifton, CO	2.0	1.0	900	$1,195	$1.33	22d	1	0.59mi
463 Topaz Dr Unit D Clifton, CO	2.0	1.0	780	$1,100	$1.41	22d	1	0.60mi
3221 Chipeta Ct Apt 3 Clifton, CO	2.0	1.0	984	$1,000	$1.02	22d	1	0.62mi
3216 Chipeta Ct Unit 4 Clifton, CO	2.0	1.0	1024	$1,250	$1.22	22d	1	0.65mi
3197 Hill Ave Unit 3 Grand Junction, CO	2.0	1.0	1022	$1,095	$1.07	22d	1	0.81mi
491 32 1/8 Rd Unit 2 Clifton, CO	2.0	1.0	890	$1,200	$1.35	22d	1	0.84mi
492 Coronado Ct Unit A Clifton, CO	3.0	2.0	1090	$1,600	$1.47	14d	1	0.88mi
497 Coronado Ct Unit B Clifton, CO	3.0	2.0	1090	$1,395	$1.28	22d	1	0.91mi

Listing history 6 events

1. 2026-06-21
   days on market $69,000 Active 6 DOM
2. 2026-06-19
   days on market $69,000 Active 4 DOM
3. 2026-06-18
   days on market $69,000 Active 3 DOM
4. 2026-06-17
   days on market $69,000 Active 2 DOM
5. 2026-06-15
   remarks 222-char remark
6. 2026-06-15
   listed $69,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,672
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$2,007
• Taxable income: $6,752
• Est. tax owed @ 24.0%: −$1,621
• After-tax cash flow: $5,828/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 — Clifton

• Score: 66/100
• State rank: #140
• US rank: #11665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clifton, CO
• County: Mesa County · 143,088 people
• City population: 12,892
• Metro: Grand Junction, CO
• Population (ZIP): 12,892
• Household income: $50,283
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 362.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 21% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 1% Tagalog/Filipino 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: ▼ -111.00%
• Current HPI: 342.4448
• Rent YoY: ▲ 2.35%
• Metro: Grand Junction, 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

-14.8% since first listed

5 events — show timeline

• 2026-06-15 Listed $69,000 GJARA
• 2025-01-28 Sold (MLS) $69,000 GJARA
• 2025-01-23 Pending — GJARA
• 2024-10-11 Price Changed $69,000 GJARA
• 2024-03-29 Listed $81,000 GJARA

Property tax history

+4.7%/yr

Latest (2021): $79 · +56.2% YoY. Source: county tax records.