901 6530 #1201 Rd #1201 · Montrose, CO 81401

$165,900

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 11 Days on market

Built 2001 Est $142k · 17% over

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home located on a beautiful, landscaped lot, with mature trees. Two large covered, carpeted patios, insulated 10 x 12 shop with electricity, Car port, nice sized bedrooms, walk-in closets and close to paved hiking trails. Located in the 55 + section of park and must be park approved.

Key facts

• Large soaking tub
• Extra storage
• Walk-in closet

Tags

• SNOWCAPPED MOUNTAIN VIEWS
• LARGE DECKS
• EXTRA STORAGE
• ASPEN PINE AND FRUIT TREES
• WALK-IN CLOSET
• LARGE SOAKING TUB

Property features AI

Finance

• Other: Has irrigation water rights
• Financial info: Pets allowed
• HOA & community: Homeowners association (Cimarron Creek); Community clubhouse; Playground

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Double wide mobile home; Single-story; Skirt and tie-down foundation; Composition roof; Has a view; Residential single-family
• Construction: Vinyl siding; Composition roof; Skirt and tie-down foundation; Built as a double wide
• Exterior features: Deck; Covered porch; Porch; Sprinkler/irrigation; Landscaping; Shed(s); Partial fencing; Corner lot; City street frontage; Paved road

Interior

• Kitchen: Cooktop; Oven; Range; Dishwasher; Disposal; Refrigerator; Gas water heater
• Bedrooms: Primary bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; One three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/dining combo; Main level primary; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Cap rate 10.2% vs local median 2.0% in Montrose — 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 68/100 on livability (#109 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: amenities C-, schools D+, employment D+.
• Montrose County School District Re-1J (town): math 22% / reading 36% proficiency, ranked #55 of 86 in CO (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 371 active listings in the ZIP; 271 units permitted in Montrose County in 2024 (22 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Montrose County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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.
• Current owner paid $54k; list at $166k implies a 208% gain — meaningful room to come down on a strong offer.

Recommended offer $165,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $141,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 6530 Rd #4101	0.00mi	3/2.0	1,216 (-1%)	5mo	$80,000	$66	94
901 6530 Rd #1404	0.00mi	3/2.0	1,216 (-1%)	7mo	$123,000	$101	92
901 6530 Rd #1312	0.00mi	2/2.0 (-1)	1,188 (-4%)	4mo	$161,000	$136	86
901 6530 Rd #2813	0.00mi	2/2.0 (-1)	1,190 (-3%)	4mo	$137,500	$116	86
901 6530 Rd #1206	0.00mi	3/2.0	1,296 (+5%)	8mo	$90,000	$69	84
901 6530 Rd #2802	0.00mi	3/2.0	1,140 (-8%)	5mo	$119,900	$105	84
901 6530 Rd #1106	0.00mi	2/2.0 (-1)	1,149 (-7%)	6mo	$85,000	$74	79
901 6530 Rd #1405	0.13mi	3/2.0	1,344 (+9%)	2mo	$155,000	$115	77
901 6530 Rd #4115	0.00mi	3/2.0	1,344 (+9%)	9mo	$120,000	$89	77
1367 Corral Dr	0.47mi	3/2.0	1,269 (+3%)	8mo	$340,000	$268	67
1315 Pitchfork Rd	0.37mi	3/2.0	1,386 (+12%)	4mo	$385,000	$278	59
481 6530 Rd	0.47mi	3/2.0	1,404 (+14%)	3mo	$312,500	$223	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $7,502
• Equity at exit: $24,736

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $50,597
• Equity at exit: $14,344

Cash invested: $46,452 (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 81401

• Active inventory: 371
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $541

Break-even live

Break-even rent $1,235

Max offer price $165,900

Occupancy floor 67%

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $165,900 Active 11 DOM
2. 2026-06-18
   days on market $165,900 Active 10 DOM
3. 2026-06-17
   days on market $165,900 Active 9 DOM
4. 2026-06-16
   days on market $165,900 Active 8 DOM
5. 2026-06-15
   days on market $165,900 Active 7 DOM
6. 2026-06-14
   days on market $165,900 Active 5 DOM
7. 2026-06-12
   days on market $165,900 Active 4 DOM
8. 2026-06-09
   remarks 695-char remark
9. 2026-06-09
   listed $165,900 Active 1 DOM

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$472/yr (+$39/mo · 107.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥91°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: $23,041
• − Mortgage interest: −$9,293
• − Property taxes: −$440
• − Insurance: −$830
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$4,826
• Taxable income: $3,966
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $5,541/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: Montrose County School District Re-1J
• NCES district ID: 0805790
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,650
• Composite: 24.9/100
• National rank: #7577
• State rank: #55 of 86 in CO

Livability — Montrose

• Score: 68/100
• State rank: #109
• US rank: #9310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montrose, CO
• County: Montrose County · 24,228 people
• City population: 24,228
• Metro: Montrose, CO
• Population (ZIP): 24,228
• Household income: $71,286
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 682.0

Population outlook (Montrose County) Hauer SSP2

• Today (2025): 39,229 people
• By 2030: 37,791 · -3.7%
• By 2040: 33,829 · -13.8%
• By 2050: 29,530 · -24.7%
• By 2075: 20,559 · -47.6%
• By 2100: 12,144 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 13% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1%

Political lean MEDSL · Montrose

• 2024 margin: Solid R (+32.6) · D 32.6% · R 65.2% · Other 2.2%
• 2008→2024 swing: -2.8pp toward R · 2008: -29.8pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+36.5 2016: R+42.1 2012: R+36.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.94%
• Current HPI: 373.4909
• Rent YoY: —
• Metro: Montrose, 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

+163.8% since first listed

9 events — show timeline

• 2026-06-08 Listed $165,900 cren
• 2014-09-30 Sold (MLS) $53,900 cren
• 2014-06-04 Listed $55,900 cren
• 2013-12-05 Listing Removed — cren
• 2013-06-04 Listed $59,500 cren
• 2013-02-08 Listing Removed — cren
• 2012-08-06 Listed $69,500 cren
• 2008-09-22 Sold (MLS) $61,000 cren
• 2008-02-20 Listed $62,900 cren

Property tax history

+6.8%/yr

Latest (2025): $440 · +510.8% YoY. Source: county tax records.