115 Silver Queen Cir · Battlement Mesa, CO 81635

$120,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 247 Days on market

Built 1995 Est $165k · 27% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

**Back on Market** BUYER HAD EMPLOYMENT ISSUES :-( Nestled in the back of Tamarisk Park is this private oasis. You'll feel nurtured sitting under the covered deck listening to the leaves rustle on your many fruit trees. The owners have lovingly planted a 'forever' garden full of producing plants that come back year after year. This home has durable laminate or tile floors throughout, bright light and vaulted ceilings. With unique touches such as display coves, the round dining room window, ceiling fans in each bedroom and invigorating red kitchen this house feels like home. There are two dining areas or perhaps a work from home setup. The five piece master bath has a handicapped accessible shower with two seats and grab bars. There is ample parking and two sheds inside the fully fenced yard. In fact the yard is even cross fenced to keep dogs separate. With its new gutters, paint and newer roof, this one is a must see.

Key facts

• Spacious backyard
• New appliances
• Parking

Tags

• NEW APPLIANCES
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Inclusions: Dryer, Refrigerator, Washer, Stove Top, Dishwasher

Exterior

• Parking: Assigned parking
• Exterior features: Not new construction; Subdivision: Tamarisk; Directions: Tamarisk Trail to Rainbow Trail, north on Rainbow Trail to Silver Queen, east on Silver Queen

Interior

• Kitchen: Refrigerator; Stove top; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: Property in good condition; Model: HUD
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 1.8% in Battlement Mesa — 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 59/100 on livability (#287 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living B+, employment B; Watch: crime C-, schools F, amenities F.
• Grand Valley School District No. 16 In The County Of Garfi (town): math 18% / reading 23% proficiency, ranked #72 of 86 in CO (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 121 active listings in the ZIP; 171 units permitted in Garfield County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Garfield County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.24% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $164,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Silver Queen Cir	0.04mi	3/2.0	1,404 (-7%)	6mo	$126,000	$90	81
185 Silverton Cir	0.26mi	3/2.0	1,474 (-2%)	7mo	$162,200	$110	77
100 Logans Ln	0.26mi	3/2.0	1,431 (-5%)	7mo	$130,000	$91	73
75 Silverton Cir	0.22mi	4/2.0 (+1)	1,475 (-2%)	9mo	$179,673	$122	73
114 Silverton Ct	0.20mi	4/1.0 (+1)	1,501 (-1%)	11mo	$179,000	$119	71
33 Silverton Cir	0.25mi	4/2.0 (+1)	1,474 (-2%)	11mo	$164,000	$111	70
108 Horizon Cir	0.40mi	4/2.0 (+1)	1,474 (-2%)	5mo	$144,000	$98	68
23 Horizon Cir	0.35mi	4/2.0 (+1)	1,474 (-2%)	13mo	$160,000	$109	64
259 Bent Creek Cir	0.49mi	4/2.0 (+1)	1,608 (+6%)	8mo	$175,000	$109	55
72 Tamarisk Trl	0.47mi	3/2.0	1,296 (-14%)	3mo	$88,000	$68	51
160 Horizon Cir #160	0.42mi	3/2.0	1,344 (-11%)	14mo	$124,900	$93	50
145 Horizon Cir	0.38mi	4/2.0 (+1)	1,736 (+15%)	8mo	$129,000	$74	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.60×
• Total profit: $87,472
• Equity at exit: $108,106

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $240,261
• Equity at exit: $233,134

Cash invested: $33,600 (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 81635

• Home prices YoY: 3.1%
• Active inventory: 121
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $347

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-01
   days on market $120,000 Active 247 DOM
2. 2026-05-31
   days on market $120,000 Active 246 DOM
3. 2026-05-31
   days on market $120,000 Active 245 DOM
4. 2025-12-09
   price $120,000
5. 2025-09-27
   listed $123,000 Active
6. 2024-12-30
   soldstatus $117,000 Closed 931-char remark

   Show marketing remark (931 chars)

   **Back on Market** BUYER HAD EMPLOYMENT ISSUES :-( Nestled in the back of Tamarisk Park is this private oasis. You'll feel nurtured sitting under the covered deck listening to the leaves rustle on your many fruit trees. The owners have lovingly planted a 'forever' garden full of producing plants that come back year after year. This home has durable laminate or tile floors throughout, bright light and vaulted ceilings. With unique touches such as display coves, the round dining room window, ceiling fans in each bedroom and invigorating red kitchen this house feels like home. There are two dining areas or perhaps a work from home setup. The five piece master bath has a handicapped accessible shower with two seats and grab bars. There is ample parking and two sheds inside the fully fenced yard. In fact the yard is even cross fenced to keep dogs separate. With its new gutters, paint and newer roof, this one is a must see.

7. 2024-12-12
   status Active 931-char remark

   Show marketing remark (931 chars)

   **Back on Market** BUYER HAD EMPLOYMENT ISSUES :-( Nestled in the back of Tamarisk Park is this private oasis. You'll feel nurtured sitting under the covered deck listening to the leaves rustle on your many fruit trees. The owners have lovingly planted a 'forever' garden full of producing plants that come back year after year. This home has durable laminate or tile floors throughout, bright light and vaulted ceilings. With unique touches such as display coves, the round dining room window, ceiling fans in each bedroom and invigorating red kitchen this house feels like home. There are two dining areas or perhaps a work from home setup. The five piece master bath has a handicapped accessible shower with two seats and grab bars. There is ample parking and two sheds inside the fully fenced yard. In fact the yard is even cross fenced to keep dogs separate. With its new gutters, paint and newer roof, this one is a must see.

8. 2024-11-07
   status Pending 931-char remark

   Show marketing remark (931 chars)

   **Back on Market** BUYER HAD EMPLOYMENT ISSUES :-( Nestled in the back of Tamarisk Park is this private oasis. You'll feel nurtured sitting under the covered deck listening to the leaves rustle on your many fruit trees. The owners have lovingly planted a 'forever' garden full of producing plants that come back year after year. This home has durable laminate or tile floors throughout, bright light and vaulted ceilings. With unique touches such as display coves, the round dining room window, ceiling fans in each bedroom and invigorating red kitchen this house feels like home. There are two dining areas or perhaps a work from home setup. The five piece master bath has a handicapped accessible shower with two seats and grab bars. There is ample parking and two sheds inside the fully fenced yard. In fact the yard is even cross fenced to keep dogs separate. With its new gutters, paint and newer roof, this one is a must see.

9. 2024-11-05
   listed $120,000 Active 931-char remark

   Show marketing remark (931 chars)

   **Back on Market** BUYER HAD EMPLOYMENT ISSUES :-( Nestled in the back of Tamarisk Park is this private oasis. You'll feel nurtured sitting under the covered deck listening to the leaves rustle on your many fruit trees. The owners have lovingly planted a 'forever' garden full of producing plants that come back year after year. This home has durable laminate or tile floors throughout, bright light and vaulted ceilings. With unique touches such as display coves, the round dining room window, ceiling fans in each bedroom and invigorating red kitchen this house feels like home. There are two dining areas or perhaps a work from home setup. The five piece master bath has a handicapped accessible shower with two seats and grab bars. There is ample parking and two sheds inside the fully fenced yard. In fact the yard is even cross fenced to keep dogs separate. With its new gutters, paint and newer roof, this one is a must see.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥88°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,866
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$3,491
• Taxable income: $2,395
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $3,588/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: Grand Valley School District No. 16 In The County Of Garfi
• NCES district ID: 0804380
• Math proficiency: 18% ▲ 3.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $59,301
• Composite: 19.2/100
• National rank: #8815
• State rank: #72 of 86 in CO

Livability — Battlement Mesa

• Score: 59/100
• State rank: #287
• US rank: #20600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Battlement Mesa, CO
• Population (ZIP): 7,155

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 61,756 people
• By 2030: 63,255 · +2.4%
• By 2040: 64,952 · +5.2%
• By 2050: 64,937 · +5.2%
• By 2075: 62,413 · +1.1%
• By 2100: 55,730 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Portuguese 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Garfield

• 2024 margin: Toss-up / Even · D 49.8% · R 47.7% · Other 2.5%
• 2008→2024 swing: +2.1pp toward D · 2008: -0.0pp · 2024: 2.1pp
• All cycles: 2024: D+2.1 2020: D+2.3 2016: R+7.1 2012: R+4.9 2008: R+0.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.90%
• Current HPI: 434.5219
• 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

+0.0% since first listed

6 events — show timeline

• 2025-12-09 Price Changed $120,000 AGMLS
• 2025-09-27 Listed $123,000 AGMLS
• 2024-12-30 Sold (MLS) $117,000 AGMLS
• 2024-12-12 Relisted — AGMLS
• 2024-11-07 Pending — AGMLS
• 2024-11-05 Listed $120,000 AGMLS