804 & 812 W Cedar Ct · Fruita, CO 81521

$1,270,000

5 bd · 8.0 ba · 4,088 sqft · MultiFamily public records · 143 Days on market

Built 1995 8,276 sqft lot

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Why this score? — see what drove the C 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 8 units. estimate disagrees with records

Listing remarks MLS

24 Hrs notice to tenants. Seller is selling both properties together. Well maintained investment property, in very good condition. Hardwood floors in most units, most coolers are newer, water heaters & boilers have been replaced when needed, roofs replaced 7 years ago.

Key facts

• Recent updates
• Well maintained
• Spacious units

Tags

• WELL MAINTAINED
• SPACIOUS UNITS
• IN UNIT WASHER DRYER HOOKUPS
• RECENT UPDATES
• WOOD LAMINATE FLOORING
• NEWER EVAPORATIVE COOLERS

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/1.0-bath units multifamily listed at $1.27M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $290/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 $1.24M (2.6% below list).
• Recommended offer: $1.12M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Rim Rock Elementary School (math 37% / reading 37%, grade F, #405 of 966 statewide, top 43%, 332 students, 37% 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; solid renter incomes; 1,014 units permitted in Mesa County in 2024 (240 in 5+ unit buildings).
• At $12,367/mo this rent would consume 168% of the median local household income ($88k/yr) (locally 187% 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 $9k of loan paydown is wiped out by about $38k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,117,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% 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 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 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: 0.97% ✗
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-36,803
• Equity at exit: $189,361

10-year hold

• IRR: 8.6%
• Equity multiple: 1.70×
• Total profit: $247,896
• Equity at exit: $109,806

Cash invested: $355,600 (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 81521

• Rents YoY: 4.7%
• Active inventory: 251
• Price-to-rent: 68.5×

Monthly cashflow live

• Estimated rent: $12,367 medium
• Mortgage (P&I): −$6,660
• Tax from tax record: −$257 /mo · $3,087/yr
• Insurance: −$529
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,597
• Net cashflow: $2,323

Break-even live

Break-even rent $9,426

Max offer price $1,270,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$12,368
Total (8 units)			$12,367

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: $317,500
• Closing costs: $38,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-09
   status Pending
2. 2026-02-04
   price $1,270,000
3. 2025-12-05
   price $1,290,000
4. 2025-10-17
   listed $1,300,000 Active
5. 2023-08-05
   historical $1,100
6. 2023-07-16
   listed $1,100
7. 2022-05-04
   soldstatus $1,150,000 275-char remark

   Show marketing remark (275 chars)

   24 Hrs notice to tenants. Seller is selling both properties together. Well maintained investment property, in very good condition. Hardwood floors in most units, most coolers are newer, water heaters & boilers have been replaced when needed, roofs replaced 7 years ago.

8. 2022-05-04
   soldstatus $575,000

   Show marketing remark (275 chars)

   24 Hrs notice to tenants. Seller is selling both properties together. Well maintained investment property, in very good condition. Hardwood floors in most units, most coolers are newer, water heaters & boilers have been replaced when needed, roofs replaced 7 years ago.

9. 2022-03-08
   listed $1,200,000 275-char remark

   Show marketing remark (275 chars)

   24 Hrs notice to tenants. Seller is selling both properties together. Well maintained investment property, in very good condition. Hardwood floors in most units, most coolers are newer, water heaters & boilers have been replaced when needed, roofs replaced 7 years ago.

10. 2013-06-27
    soldstatus $296,000
11. 2005-08-16
    soldstatus $250,000
12. 2005-08-12
    soldstatus $250,000 42-char remark

    Show marketing remark (42 chars)

    This listing was entered in error. Ignore.

13. 2005-07-26
    listed $250,000 42-char remark

    Show marketing remark (42 chars)

    This listing was entered in error. Ignore.

14. 1995-03-10
    soldstatus $363,700
15. 1994-05-02
    soldstatus $35,000

ⓘ 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: $3,087 · $257/mo
• Projected year-2 tax: $6,985 · $582/mo
• Expected delta: +$3,898/yr (+$325/mo · 126.2%)

ⓘ 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 ≥96°F today · 18 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: $148,404
• − Mortgage interest: −$71,140
• − Property taxes: −$3,087
• − Insurance: −$6,350
• − Repairs & maintenance: −$11,872
• − Management: −$11,872
• − Depreciation: −$36,945
• Taxable income: $7,137
• Est. tax owed @ 24.0%: −$1,713
• After-tax cash flow: $26,169/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

+3528.6% since first listed

15 events — show timeline

• 2026-03-09 Pending — GJARA
• 2026-02-04 Price Changed $1,270,000 GJARA
• 2025-12-05 Price Changed $1,290,000 GJARA
• 2025-10-17 Listed $1,300,000 GJARA
• 2023-08-05 Rental Removed $1,100 APPFOLIO
• 2023-07-16 Listed for Rent $1,100 APPFOLIO
• 2022-05-04 Sold (Public Records) $575,000 Public Records
• 2022-05-04 Sold (MLS) $1,150,000 GJARA
• 2022-03-08 Listed $1,200,000 GJARA
• 2013-06-27 Sold (Public Records) $296,000 Public Records
• 2005-08-16 Sold (Public Records) $250,000 Public Records
• 2005-08-12 Sold (MLS) $250,000 cren
• 2005-07-26 Listed $250,000 cren
• 1995-03-10 Sold (Public Records) $363,700 Public Records
• 1994-05-02 Sold (Public Records) $35,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,087 · +34.0% YoY. Source: county tax records.