424 32 Rd #374 · Clifton, CO 81520

$85,000

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 99 Days on market

Built 2000 Est $69k · 23% over $670/mo HOA · 48% of rent

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• Cash flow +8.7/30.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this roomy 2 bedroom/ 2 bath recently updated trailer. New paint, new deck and lots of nice upgrades throughout Are you looking for something affordable? schedule your showing today. W. C Mortgage can do the loan on this type of property. Wayne Caruth 970-242-2288 RENTED LOT. BUYER MUST GET APPROVED WITH THE PARK PRIOR TO INSPECTION OBJECTION or Sooner.

Key facts

• Complete remodel
• New carpet
• New flooring

Tags

• NEW GAS STOVE
• COMPLETE REMODEL
• NEW FLOORING
• NEW CARPET
• NEW BATHROOMS

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Homeowners association with monthly fee; Association fee covers water, sewer, and trash

Exterior

• Utilities: Public water; Sewer connected
• Home design: Residential mobile home (single wide); Single-story; North-facing
• Construction: Wood siding; Asphalt composition roof
• Exterior features: Deck; Landscaped lot; Shed(s); Paved city street frontage; Publicly maintained road

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Range hood
• Flooring: Carpet; Tile
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Laminate countertops; Accessible full bathroom
• Laundry & utility: Laundry closet in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $-71 ($-851/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (14.7% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $72k (14.7% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.3% 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); 135 active listings in the ZIP; 10 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 33% 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 48% 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 $72,473 (14.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.63% ✓
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $68,992
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 32 Rd #6	0.00mi	3/2.0 (+1)	924 (+3%)	2mo	$54,652	$59	88
424 32 Rd #85	0.00mi	2/1.0	832 (-7%)	7mo	$52,500	$63	79
424 32 Rd #422	0.00mi	3/2.0 (+1)	960 (+7%)	18mo	$74,999	$78	68
424 32 Rd #426	0.00mi	3/2.0 (+1)	952 (+6%)	21mo	$68,000	$71	67
424 32 Rd #27	0.00mi	3/1.0 (+1)	980 (+9%)	10mo	$60,000	$61	67
424 32 Rd #205	0.00mi	2/1.0	980 (+9%)	17mo	$69,000	$70	66
435 32 Rd #451	0.49mi	3/2.0 (+1)	960 (+7%)	10mo	$80,000	$83	52
435 32 Rd #830	0.62mi	2/2.0	784 (-12%)	4mo	$86,000	$110	47
435 32 Rd #444	0.48mi	2/1.0	768 (-14%)	5mo	$58,900	$77	46
435 32 Rd #255	0.61mi	2/1.0	768 (-14%)	21mo	$75,900	$99	26

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: -23.2%
• Equity multiple: 0.21×
• Total profit: $-18,815
• Equity at exit: $12,674

10-year hold

• IRR: -20.1%
• Equity multiple: -0.02×
• Total profit: $-24,319
• 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 81520

• Home prices YoY: -24.5%
• Rents YoY: 2.4%
• Active inventory: 135
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$446
• Tax from tax record: −$17 /mo · $198/yr
• Insurance: −$35
• HOA: −$670
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-71

Break-even live

Break-even rent $1,478

Max offer price $72,473

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-47	+0% $-71	+5% $-95	+10% $-119
Rent	-10% $-181	-5% $-126	+0% $-71	+5% $-16	+10% $39
Rate	-1.0pp $-28	-0.5pp $-49	base $-71	+0.5pp $-93	+1.0pp $-115

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3238 D 1/4 Rd Clifton, CO	2.0	1.0	952	$2,000	$2.10	13d	1	0.20mi
3210 Diamond Ct Unit B Clifton, CO	2.0	1.0	1000	$995	$0.99	21d	1	0.58mi
461 Topaz Dr Unit C Clifton, CO	2.0	1.0	900	$1,195	$1.33	21d	1	0.59mi
463 Topaz Dr Unit D Clifton, CO	2.0	1.0	780	$1,100	$1.41	21d	1	0.60mi
3221 Chipeta Ct Apt 3 Clifton, CO	2.0	1.0	984	$1,000	$1.02	21d	1	0.62mi
3216 Chipeta Ct Unit 4 Clifton, CO	2.0	1.0	1024	$1,250	$1.22	21d	1	0.65mi
3197 Hill Ave Unit 3 Grand Junction, CO	2.0	1.0	1022	$1,095	$1.07	21d	1	0.81mi
491 32 1/8 Rd Unit 2 Clifton, CO	2.0	1.0	890	$1,200	$1.35	21d	1	0.84mi
492 Coronado Ct Unit A Clifton, CO	3.0	2.0	1090	$1,600	$1.47	13d	1	0.88mi
497 Coronado Ct Unit B Clifton, CO	3.0	2.0	1090	$1,395	$1.28	21d	1	0.91mi

HOA detail

• Monthly dues: $670 · $8,040/yr

Listing history 22 events

1. 2026-06-19
   days on market $85,000 Active 99 DOM
2. 2026-06-18
   days on market $85,000 Active 98 DOM
3. 2026-06-17
   days on market $85,000 Active 97 DOM
4. 2026-06-16
   days on market $85,000 Active 96 DOM
5. 2026-06-15
   days on market $85,000 Active 95 DOM
6. 2026-06-14
   days on market $85,000 Active 93 DOM
7. 2026-06-13
   days on market $85,000 Active 92 DOM
8. 2026-06-10
   days on market $85,000 Active 90 DOM
9. 2026-06-09
   days on market $85,000 Active 89 DOM
10. 2026-06-08
    days on market $85,000 Active 88 DOM
11. 2026-06-07
    days on market $85,000 Active 87 DOM
12. 2026-06-05
    days on market $85,000 Active 84 DOM
13. 2026-06-02
    days on market $85,000 Active 82 DOM
14. 2026-06-01
    days on market $85,000 Active 81 DOM
15. 2026-05-31
    days on market $85,000 Active 80 DOM
16. 2026-05-30
    days on market $85,000 Active 79 DOM
17. 2026-04-02
    price $85,000
18. 2026-03-12
    listed $95,000 Active
19. 2022-06-29
    soldstatus $80,000 371-char remark

    Show marketing remark (371 chars)

    Come check out this roomy 2 bedroom/ 2 bath recently updated trailer. New paint, new deck and lots of nice upgrades throughout Are you looking for something affordable? schedule your showing today. W. C Mortgage can do the loan on this type of property. Wayne Caruth 970-242-2288 RENTED LOT. BUYER MUST GET APPROVED WITH THE PARK PRIOR TO INSPECTION OBJECTION or Sooner.

20. 2022-05-09
    listed $84,000 371-char remark

    Show marketing remark (371 chars)

    Come check out this roomy 2 bedroom/ 2 bath recently updated trailer. New paint, new deck and lots of nice upgrades throughout Are you looking for something affordable? schedule your showing today. W. C Mortgage can do the loan on this type of property. Wayne Caruth 970-242-2288 RENTED LOT. BUYER MUST GET APPROVED WITH THE PARK PRIOR TO INSPECTION OBJECTION or Sooner.

21. 2022-04-20
    soldstatus $50,000 302-char remark

    Show marketing remark (302 chars)

    Come check out this roomy 2 bedroom/ 2 bath recently updated trailer. Are you looking for something affordable? schedule your showing today. W. C Mortgage can do the loan on this type of property. Wayne Caruth 970-242-2288 RENTED LOT. BUYER MUST GET APPROVED WITH THE PARK PRIOR TO INSPECTION OBJECTION

22. 2022-03-15
    listed $70,000 302-char remark

    Show marketing remark (302 chars)

    Come check out this roomy 2 bedroom/ 2 bath recently updated trailer. Are you looking for something affordable? schedule your showing today. W. C Mortgage can do the loan on this type of property. Wayne Caruth 970-242-2288 RENTED LOT. BUYER MUST GET APPROVED WITH THE PARK PRIOR TO INSPECTION OBJECTION

ⓘ 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: $198 · $17/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$269/yr (+$22/mo · 135.6%)

ⓘ 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: $16,660
• − Mortgage interest: −$4,761
• − Property taxes: −$198
• − Insurance: −$425
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − HOA: −$8,040
• − Depreciation: −$2,473
• Taxable loss: −$1,903
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $-394/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

+21.4% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $85,000 GJARA
• 2026-03-12 Listed $95,000 GJARA
• 2022-06-29 Sold (MLS) $80,000 GJARA
• 2022-05-09 Listed $84,000 GJARA
• 2022-04-20 Sold (MLS) $50,000 GJARA
• 2022-03-15 Listed $70,000 GJARA

Property tax history

+2.0%/yr

Latest (2025): $198 · +165.4% YoY. Source: county tax records.