435 32 Rd #709 · Clifton, CO 81520

$75,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 6 Days on market

Built 2001 436 sqft lot Est $81k · 7% under $804/mo HOA · 54% 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).

• ARV discount +10.6/15.0
• 1% rule +10.0/10.0
• Cash flow +8.2/30.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This Bright, cute cheery home has newer flooring, a roof & water heater. 2 Bedroom, 2 bath with a nice walk-in closet in the primary bedroom. There is a nice sitting area in the back of the home. Call today to see this cute home!

Key facts

• Garage
• Built 2001
• Listed 5 days

Property features AI

Finance

• Other: Lot features include sprinklers in front and landscaped grounds; Road is publicly maintained city street; Zoning: PUD; Elevation approximately 4,725 ft
• Financial info: Financial details beyond HOA fee not provided
• HOA & community: Homeowners association with a monthly fee of $804; Subdivision: Midlands Vil; Land is leased (rented lot)

Exterior

• Parking: Carport; 1-car garage
• Security: No security features specified
• Utilities: Public water; Sewer connected; Power details not specified
• Home design: Residential mobile home (single wide); Faces south; Entry level not specified
• Construction: Vinyl siding; Asphalt/composition roof; Pillar/post/pier foundation; Built year not specified
• Exterior features: Covered patio; Patio; Other exterior features; Shed(s)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Laminate counters
• Bedrooms: Bedroom information not specified
• Flooring: Laminate
• Bathrooms: Accessible full bathroom
• Heating & cooling: Forced-air heating; Evaporative cooling; Ceiling fan(s)
• Interior features: Ceiling fans; Laminate countertops; Walk-in closet(s); Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $-71 ($-856/yr) — negative.
• To cash-flow at today's rent, offer at most $62k (16.8% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $62k (16.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: Chatfield Elementary School (math 22% / reading 32%, grade F, #568 of 966 statewide, top 60%, 401 students, 62% FRL); Grand Mesa Middle School (math 13% / reading 29%, grade F, #198 of 270 statewide, top 74%, 511 students, 59% FRL); Central High School (math 19% / reading 43%, grade F, #229 of 381 statewide, top 60%, 1,613 students, 45% FRL) — zoned schools average 55% FRL vs 39% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 135 active listings in the ZIP; 14 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 36% 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.
• 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 $62,394 (16.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 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?
5. 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?
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: 2.00% ✓
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $80,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 32 Rd #439	0.08mi	2/2.0	1,152 (0%)	3mo	$82,900	$72	93
435 32 Rd #907	0.15mi	3/2.0 (+1)	1,110 (-4%)	1mo	$84,000	$76	82
435 32 Rd #521	0.08mi	3/2.0 (+1)	1,216 (+6%)	0mo	$83,000	$68	81
435 32 Rd #225	0.15mi	3/2.0 (+1)	1,216 (+6%)	3mo	$85,000	$70	76
435 32 Rd #254	0.18mi	3/2.0 (+1)	1,216 (+6%)	2mo	$84,000	$69	76
435 32 Rd #227	0.21mi	3/2.0 (+1)	1,216 (+6%)	3mo	$60,000	$49	74
435 32 Rd #402	0.21mi	3/2.0 (+1)	1,080 (-6%)	3mo	$68,000	$63	73
435 32 Rd #145	0.16mi	3/2.0 (+1)	1,216 (+6%)	8mo	$118,000	$97	72
435 32 Rd #260	0.16mi	3/2.0 (+1)	1,056 (-8%)	6mo	$82,000	$78	69
435 32 Rd #568	0.15mi	3/2.0 (+1)	1,248 (+8%)	6mo	$141,000	$113	69
424 32 Rd #424	0.53mi	3/2.0 (+1)	1,064 (-8%)	5mo	$64,900	$61	53
424 32 Rd #222	0.53mi	3/2.0 (+1)	1,064 (-8%)	6mo	$25,000	$23	52

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: -24.2%
• Equity multiple: 0.18×
• Total profit: $-17,197
• Equity at exit: $11,183

10-year hold

• IRR: -22.1%
• Equity multiple: -0.09×
• Total profit: $-22,839
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$393
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$31
• HOA: −$804
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-71

Break-even live

Break-even rent $1,589

Max offer price $62,394

Occupancy floor 100%

Sensitivity live

Price	-10% $-29	-5% $-50	+0% $-71	+5% $-93	+10% $-114
Rent	-10% $-190	-5% $-131	+0% $-71	+5% $-12	+10% $47
Rate	-1.0pp $-34	-0.5pp $-52	base $-71	+0.5pp $-91	+1.0pp $-111

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
428 1/2 Keener St Grand Junction, CO	3.0	2.0	1150	$1,900	$1.65	21d	1	0.12mi
3133 Meadow Ln Grand Junction, CO	3.0	2.0	1255	$2,000	$1.59	21d	1	0.49mi
461 Topaz Dr Unit C Clifton, CO	2.0	1.0	900	$1,195	$1.33	21d	1	0.49mi
463 Topaz Dr Unit D Clifton, CO	2.0	1.0	780	$1,100	$1.41	21d	1	0.50mi
3210 Diamond Ct Unit B Clifton, CO	2.0	1.0	1000	$995	$0.99	21d	1	0.53mi
3238 D 1/4 Rd Clifton, CO	2.0	1.0	952	$2,000	$2.10	14d	1	0.62mi
3197 Hill Ave Unit 3 Grand Junction, CO	2.0	1.0	1022	$1,095	$1.07	21d	1	0.63mi
3216 Chipeta Ct Unit 4 Clifton, CO	2.0	1.0	1024	$1,250	$1.22	21d	1	0.65mi
3221 Chipeta Ct Apt 3 Clifton, CO	2.0	1.0	984	$1,000	$1.02	21d	1	0.66mi
491 32 1/8 Rd Unit 2 Clifton, CO	2.0	1.0	890	$1,200	$1.35	21d	1	0.79mi
492 Coronado Ct Unit A Clifton, CO	3.0	2.0	1090	$1,600	$1.47	14d	1	0.81mi
497 Coronado Ct Unit B Clifton, CO	3.0	2.0	1090	$1,395	$1.28	21d	1	0.82mi
461 N Sun Ct Grand Junction, CO	3.0	2.0	1200	$1,780	$1.48	21d	1	1.07mi
451 Davis Rd Grand Junction, CO	2.0	1.0	1102	$1,400	$1.27	21d	1	1.33mi

HOA detail

• Monthly dues: $804 · $9,648/yr
• Likely covers: water

Listing history 7 events

1. 2026-06-19
   days on market $75,000 Active 6 DOM
2. 2026-06-18
   days on market $75,000 Active 5 DOM
3. 2026-06-17
   days on market $75,000 Active 4 DOM
4. 2026-06-16
   days on market $75,000 Active 3 DOM
5. 2026-06-15
   days on market $75,000 Active 2 DOM
6. 2026-06-14
   remarks 231-char remark
7. 2026-06-14
   listed $75,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $318 · $26/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$95/yr (+$8/mo · 29.9%)

ⓘ 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 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: $17,980
• − Mortgage interest: −$4,201
• − Property taxes: −$318
• − Insurance: −$375
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − HOA: −$9,648
• − Depreciation: −$2,182
• Taxable loss: −$1,621
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $-467/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

1 event — show timeline

• 2026-06-12 Listed $75,000 GJARA

Property tax history

+4.0%/yr

Latest (2025): $318 · +279.1% YoY. Source: county tax records.