197 E Carson Cir · Battlement Mesa, CO 81635

$80,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 4 Days on market

Built 1981 Est $103k · 22% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Affordable! 3 bedroom, 2 bath mobile home on rented lot in beautiful Battlement Mesa. All appliances including washer/dryer plus shed are included. Spend those summer evenings on the patio having a BBQ in the large fenced yard. Close to Grand Valley Recreation Center, walking trails, golf, schools and grocery store. Must be owner occupied. Hurry this one won't last long!

Key facts

• Move-in ready
• Fresh paint
• New carpet

Tags

• MOVE-IN READY
• FRESH PAINT
• NEW HOT WATER HEATER
• NEW CARPET
• NEW DISHWASHER
• LARGE FENCED YARD

Property features AI

Exterior

• Home design: Model: HUD
• Exterior features: Not new construction

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Property in good condition; Subdivision: Saddleback Village
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.6% vs local median 1.8% in Battlement Mesa — 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 59/100 on livability (#287 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living B+, employment B; Watch: crime C-, schools F, amenities F.
• Grand Valley School District No. 16 In The County Of Garfi (town): math 18% / reading 23% proficiency, ranked #72 of 86 in CO (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 121 active listings in the ZIP; 171 units permitted in Garfield County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• Garfield County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $47k; list at $80k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

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 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?
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: 1.62% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.52%
• DSCR: 2.31
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $102,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Tamarisk Trl	0.12mi	3/2.0	980 (0%)	4mo	$98,600	$101	91
11 E Carson Cir	0.04mi	2/2.0 (-1)	980 (0%)	8mo	$64,000	$65	86
57 Little Echo Dr	0.21mi	3/2.0	980 (0%)	8mo	$45,000	$46	83
181 Silver Queen Cir	0.38mi	3/2.0	924 (-6%)	2mo	$80,000	$87	71
28 Iron Wedge Cir	0.10mi	3/2.0	1,120 (+14%)	5mo	$119,000	$106	67
88 W Carson Cir	0.15mi	3/2.0	1,120 (+14%)	6mo	$120,000	$107	64
116 Iron Wedge Cir	0.20mi	3/2.0	1,120 (+14%)	6mo	$118,000	$105	62
103 Bent Creek Cir	0.72mi	3/1.5	1,013 (+3%)	8mo	$109,072	$108	53
58 Logans Ln	0.53mi	3/2.0	1,110 (+13%)	2mo	$93,000	$84	51
104 Mahogany Cir	0.51mi	3/2.0	1,125 (+15%)	2mo	$105,000	$93	50
32 Bent Creek Cir	0.65mi	3/2.0	1,108 (+13%)	2mo	$127,500	$115	46
244 Bent Creek Cir	0.67mi	3/2.0	1,120 (+14%)	1mo	$125,000	$112	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 46.7%
• Equity multiple: 4.51×
• Total profit: $78,640
• Equity at exit: $72,070

10-year hold

• IRR: 40.6%
• Equity multiple: 10.10×
• Total profit: $203,915
• Equity at exit: $155,422

Cash invested: $22,400 (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 81635

• Home prices YoY: 3.1%
• Active inventory: 121
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $551

Break-even live

Break-even rent $595

Max offer price $80,000

Occupancy floor 52%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-21
   listed $80,000 Active
2. 2022-06-06
   soldstatus $47,050 Closed 379-char remark

   Show marketing remark (379 chars)

   Affordable! 3 bedroom, 2 bath mobile home on rented lot in beautiful Battlement Mesa. All appliances including washer/dryer plus shed are included. Spend those summer evenings on the patio having a BBQ in the large fenced yard. Close to Grand Valley Recreation Center, walking trails, golf, schools and grocery store. Must be owner occupied. Hurry this one won't last long!

3. 2022-05-12
   status Pending 379-char remark

   Show marketing remark (379 chars)

   Affordable! 3 bedroom, 2 bath mobile home on rented lot in beautiful Battlement Mesa. All appliances including washer/dryer plus shed are included. Spend those summer evenings on the patio having a BBQ in the large fenced yard. Close to Grand Valley Recreation Center, walking trails, golf, schools and grocery store. Must be owner occupied. Hurry this one won't last long!

4. 2022-05-09
   status Active 379-char remark

   Show marketing remark (379 chars)

   Affordable! 3 bedroom, 2 bath mobile home on rented lot in beautiful Battlement Mesa. All appliances including washer/dryer plus shed are included. Spend those summer evenings on the patio having a BBQ in the large fenced yard. Close to Grand Valley Recreation Center, walking trails, golf, schools and grocery store. Must be owner occupied. Hurry this one won't last long!

5. 2022-05-01
   status Pending 379-char remark

   Show marketing remark (379 chars)

   Affordable! 3 bedroom, 2 bath mobile home on rented lot in beautiful Battlement Mesa. All appliances including washer/dryer plus shed are included. Spend those summer evenings on the patio having a BBQ in the large fenced yard. Close to Grand Valley Recreation Center, walking trails, golf, schools and grocery store. Must be owner occupied. Hurry this one won't last long!

6. 2022-04-13
   listed $49,900 Active 379-char remark

   Show marketing remark (379 chars)

   Affordable! 3 bedroom, 2 bath mobile home on rented lot in beautiful Battlement Mesa. All appliances including washer/dryer plus shed are included. Spend those summer evenings on the patio having a BBQ in the large fenced yard. Close to Grand Valley Recreation Center, walking trails, golf, schools and grocery store. Must be owner occupied. Hurry this one won't last long!

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$236/yr (+$20/mo · 115.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,508
• − Mortgage interest: −$4,481
• − Property taxes: −$204
• − Insurance: −$400
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,327
• Taxable income: $5,615
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $5,266/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: Grand Valley School District No. 16 In The County Of Garfi
• NCES district ID: 0804380
• Math proficiency: 18% ▲ 3.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $59,301
• Composite: 19.2/100
• National rank: #8815
• State rank: #72 of 86 in CO

Livability — Battlement Mesa

• Score: 59/100
• State rank: #287
• US rank: #20600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Battlement Mesa, CO
• Population (ZIP): 7,155

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 61,756 people
• By 2030: 63,255 · +2.4%
• By 2040: 64,952 · +5.2%
• By 2050: 64,937 · +5.2%
• By 2075: 62,413 · +1.1%
• By 2100: 55,730 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 2% Portuguese 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Garfield

• 2024 margin: Toss-up / Even · D 49.8% · R 47.7% · Other 2.5%
• 2008→2024 swing: +2.1pp toward D · 2008: -0.0pp · 2024: 2.1pp
• All cycles: 2024: D+2.1 2020: D+2.3 2016: R+7.1 2012: R+4.9 2008: R+0.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.90%
• Current HPI: 434.5219
• 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

+60.3% since first listed

6 events — show timeline

• 2026-05-21 Listed $80,000 AGMLS
• 2022-06-06 Sold (MLS) $47,050 AGMLS
• 2022-05-12 Pending — AGMLS
• 2022-05-09 Relisted — AGMLS
• 2022-05-01 Pending — AGMLS
• 2022-04-13 Listed $49,900 AGMLS

Property tax history

+21.0%/yr

Latest (2025): $204 · +626.8% YoY. Source: county tax records.