424 32 Rd #284 · Clifton, CO 81520

$95,000

4 bd · 2.0 ba · 1,674 sqft · Manufactured public records · 164 Days on market

Built 2000 Est $149k · 36% under $750/mo HOA · 41% of rent

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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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.3/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK on MARKET - No Fault of its own. 4 bedroom, 2 bath plus Den, 27'x62' Summit Crest double wide Manufactured home in Candlewood on a rented lot. Majority of home is freshly painted. Roof was replaced in 2018. Buyer must be pre-approved by Candlewood Park. Lot Rent $641 plus Water (varies based on use) Sewer $34.30 & Trash $13.21 * Buyer to verify lot rent with office at time of application.

Key facts

• Built 2000
• Listed 164 days

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Homeowners association with a $750 monthly fee; HOA fee includes sewer, trash and water

Exterior

• Parking: Assigned parking
• Utilities: Sewer connected
• Home design: Residential mobile home (double wide); Faces south; Planned unit development (PUD)
• Construction: Masonite exterior; Asphalt/composition roof
• Exterior features: Deck; Shed(s); Corner lot; Landscaped

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range hood; Refrigerator
• Flooring: Carpet; Laminate
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling; Evaporative cooling
• Interior features: Ceiling fans; Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.4% 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: Rocky Mountain Elementary School (math 8% / reading 22%, grade F, #793 of 966 statewide, top 84%, 469 students, 75% FRL); Palisade High School (math 35% / reading 57%, grade D-, #138 of 381 statewide, top 36%, 1,125 students, 42% FRL) — zoned schools average 59% FRL vs 39% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 136 active listings in the ZIP; 5 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 43% 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: HOA is 41% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.91% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $148,986
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 32 Rd #284	0.20mi	4/2.0	1,674 (0%)	1mo	$85,000	$51	90
435 32 Rd #126	0.18mi	3/2.0 (-1)	1,512 (-10%)	2mo	$136,000	$90	68
435 32 Rd #63	0.19mi	3/2.0 (-1)	1,494 (-11%)	7mo	$145,000	$97	63
435 32 Rd #441	0.31mi	3/2.0 (-1)	1,728 (+3%)	16mo	$153,000	$89	62
424 32 Rd #391	0.20mi	3/2.0 (-1)	1,440 (-14%)	1mo	$95,000	$66	61
435 32 Rd #627	0.21mi	3/2.0 (-1)	1,568 (-6%)	18mo	$108,000	$69	60
435 32 Rd #313	0.26mi	3/2.0 (-1)	1,596 (-5%)	23mo	$108,000	$68	56
435 32 Rd #307	0.27mi	4/2.0	1,809 (+8%)	22mo	$95,000	$53	56
435 32 Rd #828	0.44mi	3/2.0 (-1)	1,512 (-10%)	11mo	$139,900	$93	49
435 32 Rd #834	0.41mi	3/2.0 (-1)	1,512 (-10%)	18mo	$145,000	$96	44

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-8,900
• Equity at exit: $14,165

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-1,438
• Equity at exit: $8,214

Cash invested: $26,600 (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 81520

• Home prices YoY: -24.5%
• Rents YoY: 2.4%
• Active inventory: 136
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$498
• Tax from tax record: −$31 /mo · $378/yr
• Insurance: −$40
• HOA: −$750
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $114

Break-even live

Break-even rent $1,670

Max offer price $95,000

Occupancy floor 89%

Sensitivity live

Price	-10% $167	-5% $141	+0% $114	+5% $87	+10% $60
Rent	-10% $-30	-5% $42	+0% $114	+5% $185	+10% $257
Rate	-1.0pp $161	-0.5pp $138	base $114	+0.5pp $89	+1.0pp $64

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	22d	1	0.48mi
492 Coronado Ct Unit A Clifton, CO	3.0	2.0	1090	$1,600	$1.47	14d	1	0.80mi
497 Coronado Ct Unit B Clifton, CO	3.0	2.0	1090	$1,395	$1.28	22d	1	0.82mi
3133 Meadow Ln Grand Junction, CO	3.0	2.0	1255	$2,000	$1.59	22d	1	0.87mi
461 N Sun Ct Grand Junction, CO	3.0	2.0	1200	$1,780	$1.48	22d	1	1.44mi

HOA detail

• Monthly dues: $750 · $9,000/yr
• Likely covers: watersewertrash

Listing history 8 events

1. 2026-05-03
   status Pending
2. 2026-05-02
   status Active
3. 2026-03-19
   status Pending
4. 2025-12-22
   status Active
5. 2025-12-13
   status Pending
6. 2025-11-02
   status Active
7. 2025-10-09
   status Pending
8. 2025-09-03
   listed $95,000 Active

ⓘ 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: $378 · $31/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$145/yr (+$12/mo · 38.4%)

ⓘ 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 3/10 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: $21,765
• − Mortgage interest: −$5,321
• − Property taxes: −$378
• − Insurance: −$475
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − HOA: −$9,000
• − Depreciation: −$2,764
• Taxable income: $345
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $1,281/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

8 events — show timeline

• 2026-05-03 Pending — GJARA
• 2026-05-02 Relisted — GJARA
• 2026-03-19 Pending — GJARA
• 2025-12-22 Relisted — GJARA
• 2025-12-13 Pending — GJARA
• 2025-11-02 Relisted — GJARA
• 2025-10-09 Pending — GJARA
• 2025-09-03 Listed $95,000 GJARA

Property tax history

+2.1%/yr

Latest (2025): $378 · +405.1% YoY. Source: county tax records.