1802 Highway 6&50 #15 · Fruita, CO 81521

$42,500

2 bd · 1.0 ba · 896 sqft · Manufactured public records · 21 Days on market

Built 1972 $580/mo HOA · 35% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a fixer upper or a good starter home? 3 bedroom 2 full bathroom mobile home in a convenient location in Fruita! Nice size yard that is fenced in. Home is sold as is but is livable. Come take a look!

Key facts

• Small covered deck
• Mature shade tree
• Quick i-70 access

Tags

• TWO FULL BATH
• FULLY FENCED YARD
• SMALL COVERED DECK
• MATURE SHADE TREE
• MINUTES FROM COLORADO RIVER
• QUICK I-70 ACCESS

Property features AI

Finance

• Other: Elevation approximately 4,518 ft
• Financial info: Land is leased
• HOA & community: Homeowners association with a $580 monthly fee

Exterior

• Utilities: Public water; Sewer connected
• Home design: Mobile home (single wide); Faces south; Residential single-family use
• Construction: Metal siding; Metal roof
• Exterior features: Landscaped lot; Private maintained road access; Private road frontage; Covered patio/porch; Deck; Chain link, partial and privacy fencing

Interior

• Flooring: Carpet; Laminate
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Includes washer and dryer; No fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 3.0% in Fruita — 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 73/100 on livability (#54 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: commute F, employment D-.
• 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: Rim Rock Elementary School (math 37% / reading 37%, grade F, #405 of 966 statewide, top 43%, 332 students, 37% FRL); Fruita Middle School (math 22% / reading 29%, grade F, #164 of 270 statewide, top 61%, 496 students, 32% FRL); Fruita Monument High School (math 38% / reading 62%, grade D+, #95 of 381 statewide, top 25%, 1,304 students, 18% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 251 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,014 units permitted in Mesa County in 2024 (240 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $294 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 4 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 $25k; list at $42k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $41,862 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.93% ✓
• Cap rate: 18.85%
• Cash-on-cash: 44.83%
• DSCR: 2.99
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.71% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 3.08×
• Total profit: $24,731
• Equity at exit: $6,337

10-year hold

• IRR: 53.0%
• Equity multiple: 7.05×
• Total profit: $71,955
• Equity at exit: $3,675

Cash invested: $11,900 (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 81521

• Rents YoY: 4.7%
• Active inventory: 251
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$223
• Tax est. 1.5%: −$53 /mo · $638/yr
• Insurance: −$18
• HOA: −$580
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $445

Break-even live

Break-even rent $1,106

Max offer price $42,500

Occupancy floor 68%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1158 E Carolina Ave #4 Fruita, CO	3.0	2.0	1040	$1,500	$1.44	21d	1	0.39mi
535 W Aspen Ave Fruita, CO	2.0	1.0–2.0	838	$1,802	$2.15	21d	1	1.25mi

HOA detail

• Monthly dues: $580 · $6,960/yr

Listing history 25 events

1. 2026-06-19
   days on market $42,500 Active 21 DOM
2. 2026-06-18
   days on market $42,500 Active 20 DOM
3. 2026-06-17
   days on market $42,500 Active 19 DOM
4. 2026-06-16
   days on market $42,500 Active 18 DOM
5. 2026-06-15
   days on market $42,500 Active 17 DOM
6. 2026-06-14
   days on market $42,500 Active 15 DOM
7. 2026-06-13
   days on market $42,500 Active 14 DOM
8. 2026-06-10
   days on market $42,500 Active 12 DOM
9. 2026-06-09
   days on market $42,500 Active 11 DOM
10. 2026-06-08
    days on market $42,500 Active 10 DOM
11. 2026-06-07
    days on market $42,500 Active 9 DOM
12. 2026-06-05
    days on market $42,500 Active 6 DOM
13. 2026-06-02
    days on market $42,500 Active 4 DOM
14. 2026-06-01
    days on market $42,500 Active 3 DOM
15. 2026-05-31
    days on market $42,500 Active 2 DOM
16. 2026-05-28
    listed $42,500 Active
17. 2023-03-10
    soldstatus $24,900 Closed 210-char remark

    Show marketing remark (210 chars)

    Looking for a fixer upper or a good starter home? 3 bedroom 2 full bathroom mobile home in a convenient location in Fruita! Nice size yard that is fenced in. Home is sold as is but is livable. Come take a look!

18. 2023-02-22
    status Pending 210-char remark

    Show marketing remark (210 chars)

    Looking for a fixer upper or a good starter home? 3 bedroom 2 full bathroom mobile home in a convenient location in Fruita! Nice size yard that is fenced in. Home is sold as is but is livable. Come take a look!

19. 2023-02-14
    price $24,900 210-char remark

    Show marketing remark (210 chars)

    Looking for a fixer upper or a good starter home? 3 bedroom 2 full bathroom mobile home in a convenient location in Fruita! Nice size yard that is fenced in. Home is sold as is but is livable. Come take a look!

20. 2023-02-03
    price $29,900 210-char remark

    Show marketing remark (210 chars)

    Looking for a fixer upper or a good starter home? 3 bedroom 2 full bathroom mobile home in a convenient location in Fruita! Nice size yard that is fenced in. Home is sold as is but is livable. Come take a look!

21. 2023-01-31
    status Active 210-char remark

    Show marketing remark (210 chars)

    Looking for a fixer upper or a good starter home? 3 bedroom 2 full bathroom mobile home in a convenient location in Fruita! Nice size yard that is fenced in. Home is sold as is but is livable. Come take a look!

22. 2023-01-31
    status Pending 210-char remark

    Show marketing remark (210 chars)

    Looking for a fixer upper or a good starter home? 3 bedroom 2 full bathroom mobile home in a convenient location in Fruita! Nice size yard that is fenced in. Home is sold as is but is livable. Come take a look!

23. 2023-01-17
    status Active 210-char remark

    Show marketing remark (210 chars)

    Looking for a fixer upper or a good starter home? 3 bedroom 2 full bathroom mobile home in a convenient location in Fruita! Nice size yard that is fenced in. Home is sold as is but is livable. Come take a look!

24. 2023-01-14
    status Pending 210-char remark

    Show marketing remark (210 chars)

    Looking for a fixer upper or a good starter home? 3 bedroom 2 full bathroom mobile home in a convenient location in Fruita! Nice size yard that is fenced in. Home is sold as is but is livable. Come take a look!

25. 2022-12-09
    listed $34,900 Active 210-char remark

    Show marketing remark (210 chars)

    Looking for a fixer upper or a good starter home? 3 bedroom 2 full bathroom mobile home in a convenient location in Fruita! Nice size yard that is fenced in. Home is sold as is but is livable. Come take a look!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°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: $20,025
• − Mortgage interest: −$2,381
• − Property taxes: −$638
• − Insurance: −$212
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − HOA: −$6,960
• − Depreciation: −$1,236
• Taxable income: $5,394
• Est. tax owed @ 24.0%: −$1,295
• After-tax cash flow: $4,041/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 — Fruita

• Score: 73/100
• State rank: #54
• US rank: #5575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruita, CO
• County: Mesa County · 143,088 people
• City population: 16,613
• Metro: Grand Junction, CO
• Population (ZIP): 16,613
• Household income: $88,458
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 187.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Iranian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -266.55%
• Current HPI: 323.6467
• Rent YoY: ▲ 4.71%
• 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

+21.8% since first listed

10 events — show timeline

• 2026-05-28 Listed $42,500 GJARA
• 2023-03-10 Sold (MLS) $24,900 GJARA
• 2023-02-22 Pending — GJARA
• 2023-02-14 Price Changed $24,900 GJARA
• 2023-02-03 Price Changed $29,900 GJARA
• 2023-01-31 Relisted — GJARA
• 2023-01-31 Pending — GJARA
• 2023-01-17 Relisted — GJARA
• 2023-01-14 Pending — GJARA
• 2022-12-09 Listed $34,900 GJARA

Property tax history

-0.6%/yr

Latest (2021): $28 · -13.3% YoY. Source: county tax records.