259 Blackhawk Trl · Battlement Mesa, CO 81635

$80,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 81 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

Nestled in the scenic beauty of Battlement Mesa, this single-family residence offers a rare opportunity to create your dream home at an incredible value. Set on a spacious lot, there's plenty of room for outdoor living, gardening, or simply enjoying the peaceful surroundings. The home itself is full of potential, making it perfect for a buyer with vision who's ready to add a personal touch and bring out its true charm. With a great price and endless possibilities, this property is ideal for someone willing to put in a little love and make it truly shine!

Key facts

• Spacious lot
• Outdoor living
• Parking

Tags

• SPACIOUS LOT
• OUTDOOR LIVING
• PEACEFUL SURROUNDINGS

Property features AI

Exterior

• Parking: Assigned parking
• Home design: Located in the Saddleback Village subdivision; Directions: Take W Battlement Pkwy, turn right onto Stone Quarry, turn right onto Tamarisk Trail, turn left onto Blackhawk Dr
• Exterior features: Not new construction

Interior

• Kitchen: Range; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Average condition; HUD model
• Laundry & utility: Washer and dryer excluded; Refrigerator excluded

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).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• 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: 122 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

• It's been on market 81 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 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	0.17mi	3/2.0	980 (0%)	4mo	$98,600	$101	89
11 E Carson Cir	0.17mi	2/2.0 (-1)	980 (0%)	8mo	$64,000	$65	80
181 Silver Queen Cir	0.22mi	3/2.0	924 (-6%)	2mo	$80,000	$87	78
57 Little Echo Dr	0.36mi	3/2.0	980 (0%)	8mo	$45,000	$46	77
28 Iron Wedge Cir	0.08mi	3/2.0	1,120 (+14%)	5mo	$119,000	$106	68
116 Iron Wedge Cir	0.12mi	3/2.0	1,120 (+14%)	6mo	$118,000	$105	66
88 W Carson Cir	0.18mi	3/2.0	1,120 (+14%)	6mo	$120,000	$107	62
103 Bent Creek Cir	0.60mi	3/1.5	1,013 (+3%)	8mo	$109,072	$108	58
58 Logans Ln	0.39mi	3/2.0	1,110 (+13%)	2mo	$93,000	$84	58
104 Mahogany Cir	0.36mi	3/2.0	1,125 (+15%)	2mo	$105,000	$93	57
32 Bent Creek Cir	0.53mi	3/2.0	1,108 (+13%)	2mo	$127,500	$115	52
244 Bent Creek Cir	0.56mi	3/2.0	1,120 (+14%)	1mo	$125,000	$112	49

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: 122
• 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%

Sensitivity live

Price	-10% $596	-5% $574	+0% $551	+5% $528	+10% $506
Rent	-10% $449	-5% $500	+0% $551	+5% $602	+10% $653
Rate	-1.0pp $591	-0.5pp $571	base $551	+0.5pp $530	+1.0pp $509

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 18 events

1. 2026-06-21
   days on market $80,000 Active 81 DOM
2. 2026-06-21
   days on market $80,000 Active 80 DOM
3. 2026-06-18
   days on market $80,000 Active 78 DOM
4. 2026-06-17
   days on market $80,000 Active 77 DOM
5. 2026-06-16
   days on market $80,000 Active 76 DOM
6. 2026-06-15
   days on market $80,000 Active 75 DOM
7. 2026-06-13
   days on market $80,000 Active 73 DOM
8. 2026-06-12
   days on market $80,000 Active 72 DOM
9. 2026-06-09
   days on market $80,000 Active 69 DOM
10. 2026-06-08
    days on market $80,000 Active 68 DOM
11. 2026-06-07
    days on market $80,000 Active 67 DOM
12. 2026-06-05
    days on market $80,000 Active 65 DOM
13. 2026-06-04
    pricedays on market $80,000 Active 63 DOM
14. 2026-06-02
    days on market $85,000 Active 62 DOM
15. 2026-06-01
    days on market $85,000 Active 61 DOM
16. 2026-05-31
    days on market $85,000 Active 60 DOM
17. 2026-05-31
    days on market $85,000 Active 59 DOM
18. 2026-04-01
    listed $85,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥88°F today · 20 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

1 event — show timeline

• 2026-04-01 Listed $85,000 AGMLS

Property tax history

+21.0%/yr

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