825 E Ottley Ave Unit B5 · Fruita, CO 81521

$85,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 355 Days on market

Built 1976 Est $86k · at est. $680/mo HOA · 34% of rent ↓ 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This adorable trailer, located in the heart of Fruita, is just like new! Fully remodeled from the studs out in 2020, just about every piece of this home has been updated, including exterior siding, roof, drywall, tape & texture, exterior & interior paint, LVP flooring, entire bathroom with beautiful tile, all light fixtures, laundry space, cabinets & countertops. All appliances were also replaced in 2020 and are included in the sale! The lovely deck, large fully fenced lot, storage shed & 2 raised garden beds are also great features. Financing is available through ANB Bank or Minde Harper with Guild Mortgage. Let's get you in today!

Key facts

• Fully remodeled
• Exterior siding
• Entire bathroom

Tags

• FULLY REMODELED
• EXTERIOR SIDING
• NEW ROOF
• LVP FLOORING
• ENTIRE BATHROOM
• BEAUTIFUL TILE

Property features AI

Finance

• Other: Subdivision: Country Village; Elevation approximately 4,560 ft
• Financial info: Land is leased
• HOA & community: Homeowners association; HOA fee $680 monthly

Exterior

• Utilities: Public water; Sewer connected
• Home design: Mobile home (single wide); Faces north; Residential single-family use
• Construction: Masonite exterior; Metal roof
• Exterior features: Deck; Chain link and privacy fencing; Shed(s); Landscaped lot; Paved city street frontage; Public maintained road

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Window coverings; No fireplace
• Laundry & utility: Washer; Dryer; Washer hookup; Laundry closet; Hall laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.0% in Fruita — 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 73/100 on livability (#54 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: commute F, employment D-.
• 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: Shelledy Elementary School (math 27% / reading 32%, grade F, #512 of 966 statewide, top 55%, 387 students, 36% FRL); Fruita Middle School (math 22% / reading 29%, grade F, #164 of 270 statewide, top 61%, 496 students, 32% FRL); Fruita Monument High School (math 38% / reading 62%, grade D+, #95 of 381 statewide, top 25%, 1,304 students, 18% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 251 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 355 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 355 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 2.36% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $85,932
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 E Ottley Ave Unit C2	0.05mi	2/2.0 (-1)	938 (+2%)	4mo	$75,500	$80	87
825 E Ottley Ave Unit A3	0.04mi	3/2.0	952 (+3%)	8mo	$28,500	$30	86
825 E Ottley Ave Unit F4	0.09mi	2/1.0 (-1)	938 (+2%)	2mo	$90,000	$96	82
825 E Ottley Ave Unit C12	0.04mi	2/1.0 (-1)	960 (+4%)	11mo	$89,000	$93	74
825 E Ottley Ave Unit D2	0.05mi	2/1.0 (-1)	896 (-3%)	15mo	$60,000	$67	71
825 E Ottley Ave Unit A8	0.03mi	3/2.0	980 (+6%)	22mo	$70,000	$71	70
1465 S Gemini Cir	0.67mi	2/2.0 (-1)	924 (0%)	20mo	$175,000	$189	46
528 Lonnie Way	0.74mi	3/2.0	1,056 (+14%)	20mo	$255,000	$241	25

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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.44×
• Total profit: $10,507
• Equity at exit: $12,674

10-year hold

• IRR: 22.2%
• Equity multiple: 3.19×
• Total profit: $52,065
• Equity at exit: $7,349

Cash invested: $23,800 (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 81521

• Rents YoY: 4.7%
• Active inventory: 251
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$680
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $319

Break-even live

Break-even rent $1,604

Max offer price $85,000

Occupancy floor 79%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Applewood Dr Fruita, CO	3.0	2.0	1092	$2,200	$2.01	13d	1	0.51mi
1158 E Carolina Ave #4 Fruita, CO	3.0	2.0	1040	$1,500	$1.44	21d	1	0.76mi
535 W Aspen Ave Fruita, CO	2.0	1.0–2.0	838	$1,802	$2.15	21d	1	0.82mi
942 Golden Jubilee Dr Fruita, CO	2.0	2.0	850	$2,000	$2.35	13d	1	1.02mi

HOA detail

• Monthly dues: $680 · $8,160/yr

Listing history 10 events

1. 2026-05-04
   status Pending
2. 2026-04-13
   status Active
3. 2026-03-16
   status Active
4. 2026-03-09
   status Pending
5. 2026-01-11
   price $85,000
6. 2025-10-08
   status Active
7. 2025-10-08
   price $95,000
8. 2025-06-13
   price $99,900
9. 2025-05-10
   price $105,000
10. 2025-04-05
    listed $110,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 17 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: $24,098
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$8,160
• − Depreciation: −$2,473
• Taxable income: $3,148
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,073/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 — Fruita

• Score: 73/100
• State rank: #54
• US rank: #5575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruita, CO
• County: Mesa County · 143,088 people
• City population: 16,613
• Metro: Grand Junction, CO
• Population (ZIP): 16,613
• Household income: $88,458
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 187.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Iranian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -266.55%
• Current HPI: 323.6467
• Rent YoY: ▲ 4.71%
• 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

-22.7% since first listed

10 events — show timeline

• 2026-05-04 Pending — GJARA
• 2026-04-13 Relisted — GJARA
• 2026-03-16 Relisted — GJARA
• 2026-03-09 Pending — GJARA
• 2026-01-11 Price Changed $85,000 GJARA
• 2025-10-08 Relisted — GJARA
• 2025-10-08 Price Changed $95,000 GJARA
• 2025-06-13 Price Changed $99,900 GJARA
• 2025-05-10 Price Changed $105,000 GJARA
• 2025-04-05 Listed $110,000 GJARA

Property tax history

+0.8%/yr

Latest (2021): $28 · +8.1% YoY. Source: county tax records.