700 Denver Ave #14 · De Beque, CO 81630

$79,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 220 Days on market

Built 1999 $420/mo HOA · 30% of rent ↓ 31% 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 +21.8/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home has 3 beds, 2 baths, 1216 SqFt. Features vaulted ceilings, open kitchen dining room, (measurements for kitchen and dining room are the same because it's combined) fenced in yard, shed, inexpensive lot rent. Buyer to verify all information

Key facts

• Shed
• Vaulted ceilings
• Fenced in yard

Tags

• VAULTED CEILINGS
• OPEN KITCHEN DINING ROOM
• FENCED IN YARD
• SHED

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Homeowners association present — $420 monthly

Exterior

• Utilities: Public water; Sewer available
• Home design: Residential mobile home (single wide); Faces east
• Construction: Wood siding; Asphalt/composition roof
• Exterior features: Deck; Chain link fencing; Cleared lot

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Laminate; Simulated wood
• Heating & cooling: Forced air heating; Ceiling fan(s); Evaporative cooling; Window unit(s)
• Interior features: Ceiling fans; Laminate countertops; Vaulted ceilings; Walk-in closets; Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#365 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: schools F, crime F, amenities F.
• De Beque Joint District No. 49 Of The Counties Of Mesa And (rural): math 15% / reading 40% proficiency, ranked #119 of 176 in CO (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 1,014 units permitted in Mesa County in 2024 (240 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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: 1.74% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.2%
• Equity multiple: 3.31×
• Total profit: $51,119
• Equity at exit: $71,169

10-year hold

• IRR: 25.5%
• Equity multiple: 7.55×
• Total profit: $144,946
• Equity at exit: $153,480

Cash invested: $22,120 (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 81630

• Home prices YoY: 10.1%
• Active inventory: 23
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$420
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $123

Break-even live

Break-even rent $1,223

Max offer price $79,000

Occupancy floor 86%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $420 · $5,040/yr

Listing history 21 events

1. 2026-06-19
   days on market $79,000 Active 220 DOM
2. 2026-06-18
   days on market $79,000 Active 219 DOM
3. 2026-06-17
   days on market $79,000 Active 218 DOM
4. 2026-06-16
   days on market $79,000 Active 217 DOM
5. 2026-06-15
   days on market $79,000 Active 216 DOM
6. 2026-06-13
   days on market $79,000 Active 214 DOM
7. 2026-06-12
   days on market $79,000 Active 213 DOM
8. 2026-06-09
   days on market $79,000 Active 210 DOM
9. 2026-06-08
   days on market $79,000 Active 209 DOM
10. 2026-06-07
    days on market $79,000 Active 208 DOM
11. 2026-06-05
    days on market $79,000 Active 206 DOM
12. 2026-06-04
    days on market $79,000 Active 204 DOM
13. 2026-06-02
    days on market $79,000 Active 203 DOM
14. 2026-06-01
    days on market $79,000 Active 202 DOM
15. 2026-05-31
    days on market $79,000 Active 201 DOM
16. 2026-05-31
    days on market $79,000 Active 200 DOM
17. 2026-04-23
    price $79,000
18. 2026-03-17
    price $85,000
19. 2026-01-02
    price $99,000
20. 2025-11-19
    price $110,000
21. 2025-11-11
    listed $115,000 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°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: $16,536
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − HOA: −$5,040
• − Depreciation: −$2,298
• Taxable income: $547
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $1,341/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: De Beque Joint District No. 49 Of The Counties Of Mesa And
• NCES district ID: 0803240
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $54,591
• Composite: 27.46/100
• National rank: #12381
• State rank: #119 of 176 in CO

Livability — De Beque

• Score: 53/100
• State rank: #365
• US rank: #24269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Beque, CO
• Population (ZIP): 1,052

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 (79%)
• Race & ethnicity: White 79% Two or more races 17% Hispanic / Latino 15%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 28.53%
• Current HPI: 311.6725
• 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

-31.3% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $79,000 GJARA
• 2026-03-17 Price Changed $85,000 GJARA
• 2026-01-02 Price Changed $99,000 GJARA
• 2025-11-19 Price Changed $110,000 GJARA
• 2025-11-11 Listed $115,000 GJARA

Property tax history

-5.3%/yr

Latest (2024): $40 · +3.9% YoY. Source: county tax records.