3195 F Rd #1 · Fruitvale, CO 81504

$285,000

4 bd · 2.0 ba · 2,325 sqft · SingleFamily public records · 299 Days on market

Built 1988 6,534 sqft lot Est $558k · 49% under $125/mo HOA · 5% 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4 bedroom, 2 bathroom manufactured home located in a desirable 55+ HOA community. Nestled on a prime corner lot, this home offers both comfort and convenience. Step inside to an open layout with abundant natural light, a well-appointed kitchen, and a generous living area perfect for gatherings. The split-bedroom floor plan provides privacy, with a spacious primary suite featuring its own full bath, and three additional bedrooms for guests, hobbies, or office space. Enjoy outdoor living on the deck situated just off of the sunroom, ideal for morning coffee or evening relaxation. A covered carport provides protected parking, while the corner lot enhances privacy and curb appeal. Located in a well-maintained community, residents enjoy the benefits of an active HOA and the peace of mind of a 55+ lifestyle. This home offers an excellent opportunity to enjoy affordable, low-maintenance living in a welcoming neighborhood.

Key facts

• Generous living area
• Primary suite
• Open layout

Tags

• CORNER LOT
• OPEN LAYOUT
• WELL-APPOINTED KITCHEN
• GENEROUS LIVING AREA
• SPLIT-BEDROOM FLOOR PLAN
• PRIMARY SUITE

Property features AI

Finance

• Other: Lot is approximately 0.15 acres
• HOA & community: Community association with a $125 monthly fee

Exterior

• Home design: Single family residence
• Exterior features: Not new construction

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; A/C
• Interior features: Has air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (13.5% below list).
• Recommended offer: $247k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Fruitvale — 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 75/100 on livability (#35 in CO, #4,358 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: crime F, amenities 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: Fruitvale Elementary School (math 22% / reading 32%, grade F, #568 of 966 statewide, top 60%, 412 students, 59% FRL); Grand Mesa Middle School (math 13% / reading 29%, grade F, #198 of 270 statewide, top 74%, 511 students, 59% FRL); Central High School (math 19% / reading 43%, grade F, #229 of 381 statewide, top 60%, 1,613 students, 45% FRL) — zoned schools average 54% FRL vs 39% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 288 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,014 units permitted in Mesa County in 2024 (240 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $44k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,519 (13.5% below list)

Questions for the listing agent

1. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.86% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $558,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Stan Dr	0.55mi	4/3.0	2,243 (-4%)	7mo	$428,900	$191	59
626 Ravine Ct	0.48mi	4/2.0	2,021 (-13%)	4mo	$565,000	$280	53
3170 Saddle Gulch Dr	0.45mi	4/2.0	2,004 (-14%)	5mo	$550,000	$274	52
630 1/2 Maurine Ln	0.74mi	4/3.0	2,428 (+4%)	3mo	$470,000	$194	51
623 Silver Mountain Dr	0.49mi	4/2.0	2,006 (-14%)	4mo	$489,623	$244	50
622 Silver Mountain Dr	0.52mi	5/3.0 (+1)	2,136 (-8%)	4mo	$510,000	$239	50
3191 Highview Dr	0.45mi	4/3.0	1,987 (-14%)	4mo	$477,027	$240	48
646 1/2 Ian Ct	0.75mi	4/3.0	2,202 (-5%)	10mo	$486,500	$221	44
526 31 3/4 Rd	0.72mi	4/3.0	2,063 (-11%)	1mo	$216,000	$105	43
3152 Forrest Way	0.53mi	3/2.0 (-1)	2,040 (-12%)	9mo	$425,000	$208	42
582 Fledgefield Dr	0.67mi	3/2.0 (-1)	1,998 (-14%)	2mo	$565,000	$283	39
3117 Marlin Ct	0.68mi	3/2.0 (-1)	1,998 (-14%)	2mo	$549,999	$275	38

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-39,726
• Equity at exit: $42,494

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-24,965
• Equity at exit: $24,642

Cash invested: $79,800 (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 81504

• Rents YoY: 3.2%
• Active inventory: 288
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,465 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$115 /mo · $1,381/yr
• Insurance: −$119
• HOA: −$125
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $94

Break-even live

Break-even rent $2,346

Max offer price $285,000

Occupancy floor 91%

Sensitivity live

Price	-10% $255	-5% $175	+0% $94	+5% $13	+10% $-67
Rent	-10% $-101	-5% $-3	+0% $94	+5% $191	+10% $289
Rate	-1.0pp $238	-0.5pp $167	base $94	+0.5pp $20	+1.0pp $-55

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3132 Shamrock Dr Grand Junction, CO	4.0	2.5	1851	$2,200	$1.19	23d	1	0.71mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 29 events

1. 2026-06-21
   days on market $285,000 Active 299 DOM
2. 2026-06-19
   days on market $285,000 Active 297 DOM
3. 2026-06-18
   days on market $285,000 Active 296 DOM
4. 2026-06-17
   days on market $285,000 Active 295 DOM
5. 2026-06-16
   days on market $285,000 Active 294 DOM
6. 2026-06-15
   days on market $285,000 Active 293 DOM
7. 2026-06-14
   days on market $285,000 Active 291 DOM
8. 2026-06-13
   days on market $285,000 Active 290 DOM
9. 2026-06-10
   days on market $285,000 Active 288 DOM
10. 2026-06-09
    days on market $285,000 Active 287 DOM
11. 2026-06-08
    days on market $285,000 Active 286 DOM
12. 2026-06-07
    days on market $285,000 Active 285 DOM
13. 2026-06-05
    days on market $285,000 Active 282 DOM
14. 2026-06-02
    days on market $285,000 Active 280 DOM
15. 2026-06-01
    days on market $285,000 Active 279 DOM
16. 2026-05-31
    days on market $285,000 Active 278 DOM
17. 2026-05-30
    days on market $285,000 Active 277 DOM
18. 2026-04-10
    price $285,000 953-char remark

    Show marketing remark (953 chars)

    Welcome to this spacious 4 bedroom, 2 bathroom manufactured home located in a desirable 55+ HOA community. Nestled on a prime corner lot, this home offers both comfort and convenience. Step inside to an open layout with abundant natural light, a well-appointed kitchen, and a generous living area perfect for gatherings. The split-bedroom floor plan provides privacy, with a spacious primary suite featuring its own full bath, and three additional bedrooms for guests, hobbies, or office space. Enjoy outdoor living on the deck situated just off of the sunroom, ideal for morning coffee or evening relaxation. A covered carport provides protected parking, while the corner lot enhances privacy and curb appeal. Located in a well-maintained community, residents enjoy the benefits of an active HOA and the peace of mind of a 55+ lifestyle. This home offers an excellent opportunity to enjoy affordable, low-maintenance living in a welcoming neighborhood.

19. 2026-04-10
    price $285,000

    Show marketing remark (953 chars)

    Welcome to this spacious 4 bedroom, 2 bathroom manufactured home located in a desirable 55+ HOA community. Nestled on a prime corner lot, this home offers both comfort and convenience. Step inside to an open layout with abundant natural light, a well-appointed kitchen, and a generous living area perfect for gatherings. The split-bedroom floor plan provides privacy, with a spacious primary suite featuring its own full bath, and three additional bedrooms for guests, hobbies, or office space. Enjoy outdoor living on the deck situated just off of the sunroom, ideal for morning coffee or evening relaxation. A covered carport provides protected parking, while the corner lot enhances privacy and curb appeal. Located in a well-maintained community, residents enjoy the benefits of an active HOA and the peace of mind of a 55+ lifestyle. This home offers an excellent opportunity to enjoy affordable, low-maintenance living in a welcoming neighborhood.

20. 2025-11-09
    price $295,000
21. 2025-08-25
    listed $295,000 Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to this spacious 4 bedroom, 2 bathroom manufactured home located in a desirable 55+ HOA community. Nestled on a prime corner lot, this home offers both comfort and convenience. Step inside to an open layout with abundant natural light, a well-appointed kitchen, and a generous living area perfect for gatherings. The split-bedroom floor plan provides privacy, with a spacious primary suite featuring its own full bath, and three additional bedrooms for guests, hobbies, or office space. Enjoy outdoor living on the deck situated just off of the sunroom, ideal for morning coffee or evening relaxation. A covered carport provides protected parking, while the corner lot enhances privacy and curb appeal. Located in a well-maintained community, residents enjoy the benefits of an active HOA and the peace of mind of a 55+ lifestyle. This home offers an excellent opportunity to enjoy affordable, low-maintenance living in a welcoming neighborhood.

22. 2025-08-25
    listed $329,000 Active

    Show marketing remark (953 chars)

    Welcome to this spacious 4 bedroom, 2 bathroom manufactured home located in a desirable 55+ HOA community. Nestled on a prime corner lot, this home offers both comfort and convenience. Step inside to an open layout with abundant natural light, a well-appointed kitchen, and a generous living area perfect for gatherings. The split-bedroom floor plan provides privacy, with a spacious primary suite featuring its own full bath, and three additional bedrooms for guests, hobbies, or office space. Enjoy outdoor living on the deck situated just off of the sunroom, ideal for morning coffee or evening relaxation. A covered carport provides protected parking, while the corner lot enhances privacy and curb appeal. Located in a well-maintained community, residents enjoy the benefits of an active HOA and the peace of mind of a 55+ lifestyle. This home offers an excellent opportunity to enjoy affordable, low-maintenance living in a welcoming neighborhood.

23. 2024-08-13
    soldstatus $225,000 Closed 474-char remark

    Show marketing remark (474 chars)

    Roof and 5 skylights replaced in March 2008. Water piping under house replaced in July 2022 and water heater replaced in 2022. 4 bedrooms, 2 baths, 2325 sqft, with living room and family room. House has tie downs and working on obtaining an affidavit of real property. Champion 1988 28x45. 55+ neighborhood. HOA fees $125/month covers irrigation water, sewer, street lights, and common area maintenance. Shed that is included is stored in the HOA storage area for $15/month.

24. 2023-12-15
    soldstatus $225,000
25. 2023-11-27
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Roof and 5 skylights replaced in March 2008. Water piping under house replaced in July 2022 and water heater replaced in 2022. 4 bedrooms, 2 baths, 2325 sqft, with living room and family room. House has tie downs and working on obtaining an affidavit of real property. Champion 1988 28x45. 55+ neighborhood. HOA fees $125/month covers irrigation water, sewer, street lights, and common area maintenance. Shed that is included is stored in the HOA storage area for $15/month.

26. 2023-11-15
    price $230,000 474-char remark

    Show marketing remark (474 chars)

    Roof and 5 skylights replaced in March 2008. Water piping under house replaced in July 2022 and water heater replaced in 2022. 4 bedrooms, 2 baths, 2325 sqft, with living room and family room. House has tie downs and working on obtaining an affidavit of real property. Champion 1988 28x45. 55+ neighborhood. HOA fees $125/month covers irrigation water, sewer, street lights, and common area maintenance. Shed that is included is stored in the HOA storage area for $15/month.

27. 2023-10-30
    listed $245,000 Active 474-char remark

    Show marketing remark (474 chars)

    Roof and 5 skylights replaced in March 2008. Water piping under house replaced in July 2022 and water heater replaced in 2022. 4 bedrooms, 2 baths, 2325 sqft, with living room and family room. House has tie downs and working on obtaining an affidavit of real property. Champion 1988 28x45. 55+ neighborhood. HOA fees $125/month covers irrigation water, sewer, street lights, and common area maintenance. Shed that is included is stored in the HOA storage area for $15/month.

28. 2005-09-16
    soldstatus $105,000
29. 2005-05-06
    listed $119,900

ⓘ 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: $1,381 · $115/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$187/yr (+$16/mo · 13.5%)

ⓘ 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 5/10 Major
• 🌡 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: $29,582
• − Mortgage interest: −$15,964
• − Property taxes: −$1,381
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − HOA: −$1,500
• − Depreciation: −$8,291
• Taxable loss: −$3,712
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $2,020/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 — Fruitvale

• Score: 75/100
• State rank: #35
• US rank: #4358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitvale, CO
• County: Mesa County · 143,088 people
• Metro: Grand Junction, CO
• Population (ZIP): 32,376
• Household income: $70,958
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 808.0

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 18%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -345.40%
• Current HPI: 309.0092
• Rent YoY: ▲ 3.20%
• 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

+137.7% since first listed

12 events — show timeline

• 2026-04-10 Price Changed $285,000 GJARA
• 2026-04-10 Price Changed $285,000 AGMLS
• 2025-11-09 Price Changed $295,000 AGMLS
• 2025-08-25 Listed $329,000 AGMLS
• 2025-08-25 Listed $295,000 GJARA
• 2024-08-13 Sold (MLS) $225,000 GJARA
• 2023-12-15 Sold (Public Records) $225,000 Public Records
• 2023-11-27 Pending — GJARA
• 2023-11-15 Price Changed $230,000 GJARA
• 2023-10-30 Listed $245,000 GJARA
• 2005-09-16 Sold (MLS) $105,000 cren
• 2005-05-06 Listed $119,900 cren

Property tax history

+4.5%/yr

Latest (2025): $1,381 · +51.4% YoY. Source: county tax records.