3235 White Ave · Clifton, CO 81520

$750,000

5 bd · 6.0 ba · 4,632 sqft · MultiFamily public records · 64 Days on market

Built 1981 9,583 sqft lot

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

This rare and spacious 4-plex offers an exceptional opportunity for an owner-user looking to live comfortably while generating rental income and is also a compelling opportunity for 1031 exchange buyers seeking stable income and durable tenant demand. The property consists of four spacious, two-story units, each offering 3 bedrooms, 1.5 bathrooms, in-unit laundry, and a private fenced backyard. All bedrooms are located upstairs, while the main level provides open living spaces with dedicated dining areas and living rooms highlighted by windows that enhance natural light. Each unit includes two dedicated parking spaces. Operating efficiency is supported by a favorable utility structure: tena

Key facts

• Adjacent to a park
• Community center
• In unit laundry

Tags

• IN UNIT LAUNDRY
• PRIVATE FENCED BACKYARD
• DEDICATED PARKING SPACES
• COMMUNITY CENTER
• ADJACENT TO A PARK
• RECREATIONAL AMENITIES

Property features AI

Finance

• Other: Elevation about 4,646 ft
• HOA & community: No association amenities

Exterior

• Utilities: Public water; Sewer connected
• Home design: Residential income property (quadruplex); Multi-family use; North-facing; Two-story
• Construction: Masonite exterior; Asphalt/composition roof; Crawl space foundation; Built on two levels
• Exterior features: Patio; Shed(s); Public maintained road access; City street frontage; Lot dimensions approximately 92 x 106; Zoned RMF-8

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Ceiling fans (cooling); Evaporative cooling
• Interior features: Ceiling fans; Window coverings

What this means for you Summary

Snapshot

• This is a 4 × 3.0-bed/1.5-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive. Per door: $47/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $582k (22.5% below list).
• Recommended offer: $582k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.3% 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); 135 active listings in the ZIP; 1,014 units permitted in Mesa County in 2024 (240 in 5+ unit buildings).
• At $5,815/mo this rent would consume 139% of the median local household income ($50k/yr) (locally 362% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($705k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $270k; list at $750k implies a 178% gain — meaningful room to come down on a strong offer.

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 $581,500 (22.5% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-113,669
• Equity at exit: $111,827

10-year hold

• IRR: -7.8%
• Equity multiple: 0.52×
• Total profit: $-100,377
• Equity at exit: $64,846

Cash invested: $210,000 (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: 135
• Price-to-rent: 43.0×

Monthly cashflow live

• Estimated rent: $5,815 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,221
• Net cashflow: $189

Break-even live

Break-even rent $5,576

Max offer price $750,000

Occupancy floor 92%

Sensitivity live

Price	-10% $613	-5% $401	+0% $189	+5% $-23	+10% $-236
Rent	-10% $-270	-5% $-41	+0% $189	+5% $419	+10% $648
Rate	-1.0pp $567	-0.5pp $380	base $189	+0.5pp $-5	+1.0pp $-203

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3.0	1.5	$5,816
Total (4 units)			$5,815

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $750,000 Active 64 DOM
2. 2026-06-18
   days on market $750,000 Active 63 DOM
3. 2026-06-17
   days on market $750,000 Active 62 DOM
4. 2026-06-16
   days on market $750,000 Active 61 DOM
5. 2026-06-15
   days on market $750,000 Active 60 DOM
6. 2026-06-14
   days on market $750,000 Active 58 DOM
7. 2026-06-13
   days on market $750,000 Active 57 DOM
8. 2026-06-10
   days on market $750,000 Active 55 DOM
9. 2026-06-09
   days on market $750,000 Active 54 DOM
10. 2026-06-08
    days on market $750,000 Active 53 DOM
11. 2026-06-07
    days on market $750,000 Active 52 DOM
12. 2026-06-05
    days on market $750,000 Active 49 DOM
13. 2026-06-02
    days on market $750,000 Active 47 DOM
14. 2026-06-01
    days on market $750,000 Active 46 DOM
15. 2026-05-31
    days on market $750,000 Active 45 DOM
16. 2026-05-30
    days on market $750,000 Active 44 DOM
17. 2026-04-16
    listed $750,000 Active
18. 2026-01-15
    price $799,000
19. 2025-08-26
    listed $825,000 Active
20. 2017-05-01
    soldstatus $269,900
21. 2008-07-16
    soldstatus $210,000

ⓘ 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: $1,912 · $159/mo
• Projected year-2 tax: $4,125 · $344/mo
• Expected delta: +$2,213/yr (+$184/mo · 115.7%)

ⓘ 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 4/10 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: $69,780
• − Mortgage interest: −$42,012
• − Property taxes: −$1,912
• − Insurance: −$3,750
• − Repairs & maintenance: −$5,582
• − Management: −$5,582
• − Depreciation: −$21,818
• Taxable loss: −$10,877
• Est. tax savings @ 24.0%: +$2,610
• After-tax cash flow: $4,878/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

+257.1% since first listed

5 events — show timeline

• 2026-04-16 Listed $750,000 GJARA
• 2026-01-15 Price Changed $799,000 GJARA
• 2025-08-26 Listed $825,000 GJARA
• 2017-05-01 Sold (Public Records) $269,900 Public Records
• 2008-07-16 Sold (Public Records) $210,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,912 · +12.4% YoY. Source: county tax records.