221 Ironwedge Cir Unit IC221 · Battlement Mesa, CO 81635

$47,100

3 bd · 2.0 ba · 1,036 sqft · Manufactured · 87 Days on market

Built 2026 Fair condition

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, scenic views, , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 87 days

Property features AI

Finance

• Financial info: List price $46,600

Exterior

• Utilities: Natural gas
• Home design: Spec new construction (Plan 92705); Single-story (entry level not specified)
• Exterior features: Living area approximately 1036

Interior

• Heating & cooling: Natural gas heating
• Interior features: 2 total bathrooms; 3 bedrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $47k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.2% 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: 122 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 $5k of equity ($326 loan paydown + $5k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,274 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.77% ✓
• Cap rate: 24.25%
• Cash-on-cash: 64.13%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $109,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Iron Wedge Cir	0.10mi	3/2.0	1,120 (+8%)	6mo	$118,000	$105	77
234 Tamarisk Trl	0.25mi	3/2.0	980 (-5%)	4mo	$98,600	$101	76
28 Iron Wedge Cir	0.13mi	3/2.0	1,120 (+8%)	5mo	$119,000	$106	76
181 Silver Queen Cir	0.15mi	3/2.0	924 (-11%)	2mo	$80,000	$87	73
58 Logans Ln	0.31mi	3/2.0	1,110 (+7%)	2mo	$93,000	$84	72
88 W Carson Cir	0.21mi	3/2.0	1,120 (+8%)	6mo	$120,000	$107	71
104 Mahogany Cir	0.28mi	3/2.0	1,125 (+9%)	2mo	$105,000	$93	71
52 N Emerald Ln	0.27mi	3/2.0	1,152 (+11%)	2mo	$170,000	$148	67
32 Bent Creek Cir	0.45mi	3/2.0	1,108 (+7%)	2mo	$127,500	$115	65
103 Bent Creek Cir	0.52mi	3/1.5	1,013 (-2%)	8mo	$109,072	$108	64
244 Bent Creek Cir	0.49mi	3/2.0	1,120 (+8%)	1mo	$125,000	$112	63
11 Silverton Pl	0.35mi	2/2.0 (-1)	1,184 (+14%)	1mo	$117,500	$99	55

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: 75.8%
• Equity multiple: 6.35×
• Total profit: $70,560
• Equity at exit: $42,431

10-year hold

• IRR: 69.8%
• Equity multiple: 14.08×
• Total profit: $172,528
• Equity at exit: $91,505

Cash invested: $13,188 (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: 122
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$247
• Tax est. 1.5%: −$59 /mo · $706/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $705

Break-even live

Break-even rent $412

Max offer price $47,100

Occupancy floor 41%

Sensitivity live

Price	-10% $737	-5% $721	+0% $705	+5% $689	+10% $672
Rent	-10% $602	-5% $653	+0% $705	+5% $756	+10% $808
Rate	-1.0pp $729	-0.5pp $717	base $705	+0.5pp $693	+1.0pp $680

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: $11,775
• Closing costs: $1,413
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $47,100 Active 87 DOM
2. 2026-06-18
   days on market $47,100 Active 85 DOM
3. 2026-06-17
   days on market $47,100 Active 84 DOM
4. 2026-06-16
   days on market $47,100 Active 83 DOM
5. 2026-06-15
   days on market $47,100 Active 82 DOM
6. 2026-06-13
   days on market $47,100 Active 80 DOM
7. 2026-06-12
   days on market $47,100 Active 79 DOM
8. 2026-06-09
   days on market $47,100 Active 76 DOM
9. 2026-06-08
   days on market $47,100 Active 75 DOM
10. 2026-06-07
    days on market $47,100 Active 74 DOM
11. 2026-06-05
    days on market $47,100 Active 72 DOM
12. 2026-06-04
    days on market $47,100 Active 70 DOM
13. 2026-06-02
    days on market $47,100 Active 69 DOM
14. 2026-06-01
    price $47,100 Active 68 DOM
15. 2026-06-01
    days on market $46,600 Active 68 DOM
16. 2026-05-31
    days on market $46,600 Active 67 DOM
17. 2026-05-31
    days on market $46,600 Active 66 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 8 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: $15,650
• − Mortgage interest: −$2,638
• − Property taxes: −$706
• − Insurance: −$236
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$1,370
• Taxable income: $8,196
• Est. tax owed @ 24.0%: −$1,967
• After-tax cash flow: $6,491/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home requires significant repairs, particularly to the roof and exterior, but has potential for substantial value increase with proper renovations.

Repairs flagged

• Major roof — Significant wear and tear visible on the roof
• Moderate exterior siding — Some discoloration and minor damage

Value-add opportunities

• Both repair roof — A new roof would significantly improve the home's appearance and value
• Both paint exterior — Fresh paint would enhance curb appeal and value
• Both landscape — A well-maintained landscape would improve curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear visible on the roof	Major	$15,000–50,000
exterior siding · Some discoloration and minor damage	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both repair roof — A new roof would significantly improve the home's appearance and value ↑
• Both paint exterior — Fresh paint would enhance curb appeal and value ↑
• Both landscape — A well-maintained landscape would improve curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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