106 Anna Ct · Orchard Mesa, CO 81503

$230,000

3 bd · 3.0 ba · 1,632 sqft · Townhouse public records · 9 Days on market

Built 2005 871 sqft lot Est $290k · 21% under

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Why this score? — see what drove the D+ 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

nice, well maintained home. 3 bedrooms 2.5 baths. 1/2 bath is on main level. Upstairs has nice play or office area, laundry is conveniently located off master bath, both upstairs baths have 2 sinks. Master bedroom has a nice walk in closet. Garage has small work or storage area. Concrete siding with metal roofs can make insurance less costly. Windows are vinyl with UV

Key facts

• Upper level laundry
• Dual vanities
• Primary suite

Tags

• TWO STORY LAYOUT
• PRIMARY SUITE
• WALK IN CLOSET
• DUAL VANITIES
• UPSTAIRS FLEX SPACE
• UPPER LEVEL LAUNDRY

Property features AI

Finance

• Other: Water-smart landscaping and low-flow fixtures; Irregular lot on paved road (lot dimensions available); Subdivision: Southridge Town; Elevation approximately 4,800 ft; Zoning: R

Exterior

• Parking: Attached garage with guest parking (1 garage space)
• Utilities: Public water; Sewer connected; Windows with energy-efficient features
• Home design: Townhouse (residential); Two levels; Faces west; Single-family use
• Construction: Masonite construction; Metal roof; Pillar/post/pier foundation; Built details not otherwise specified
• Exterior features: Covered patio; Vinyl fencing

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: No specific bedroom counts provided
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Accessible full bath
• Heating & cooling: Hot water heating; Ceiling fans for cooling; Evaporative cooling
• Interior features: Ceiling fans; Laminate countertops; Pantry; Walk-in closet(s); Low-emissivity windows
• Laundry & utility: Laundry closet in hall; Crawl space foundation access

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $186k (19.2% below list).
• Recommended offer: $186k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Orchard 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 71/100 on livability (#77 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+; Watch: employment C-, 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: Mesa View Elementary School (math 27% / reading 42%, grade F, #430 of 966 statewide, top 47%, 389 students, 54% FRL); Orchard Mesa Middle School (math 11% / reading 25%, grade F, #218 of 270 statewide, top 81%, 465 students, 57% FRL); Central High School (math 19% / reading 43%, grade F, #229 of 381 statewide, top 60%, 1,613 students, 45% FRL).
• Market conditions: 205 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $146k; list at $230k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $185,789 (19.2% below list)

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. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $290,496
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 1/2 Anna Ct	0.01mi	3/3.0	1,632 (0%)	16mo	$276,000	$169	86
104 Anna Ct	0.01mi	3/3.0	1,632 (0%)	22mo	$290,000	$178	81

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-31,885
• Equity at exit: $34,294

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-21,107
• Equity at exit: $19,886

Cash invested: $64,400 (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 81503

• Active inventory: 205
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $86

Break-even live

Break-even rent $1,749

Max offer price $230,000

Occupancy floor 90%

Sensitivity live

Price	-10% $216	-5% $151	+0% $86	+5% $21	+10% $-44
Rent	-10% $-61	-5% $13	+0% $86	+5% $160	+10% $233
Rate	-1.0pp $202	-0.5pp $145	base $86	+0.5pp $27	+1.0pp $-34

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   statusdays on market $230,000 Pending 9 DOM
2. 2026-06-05
   days on market $230,000 Active 7 DOM
3. 2026-06-02
   days on market $230,000 Active 5 DOM
4. 2026-06-01
   days on market $230,000 Active 4 DOM
5. 2026-05-31
   days on market $230,000 Active 3 DOM
6. 2026-05-30
   days on market $230,000 Active 2 DOM
7. 2026-05-28
   listed $230,000 Active
8. 2018-07-31
   soldstatus $145,500
9. 2018-07-30
   soldstatus $145,500 370-char remark

   Show marketing remark (370 chars)

   nice, well maintained home. 3 bedrooms 2.5 baths. 1/2 bath is on main level. Upstairs has nice play or office area, laundry is conveniently located off master bath, both upstairs baths have 2 sinks. Master bedroom has a nice walk in closet. Garage has small work or storage area. Concrete siding with metal roofs can make insurance less costly. Windows are vinyl with UV

10. 2018-05-29
    listed $145,900 370-char remark

    Show marketing remark (370 chars)

    nice, well maintained home. 3 bedrooms 2.5 baths. 1/2 bath is on main level. Upstairs has nice play or office area, laundry is conveniently located off master bath, both upstairs baths have 2 sinks. Master bedroom has a nice walk in closet. Garage has small work or storage area. Concrete siding with metal roofs can make insurance less costly. Windows are vinyl with UV

11. 2010-11-01
    historical
12. 2010-04-03
    listed $159,900
13. 2003-01-07
    soldstatus $23,300

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$309/yr (+$26/mo · 32.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°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: $22,295
• − Mortgage interest: −$12,884
• − Property taxes: −$956
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$6,691
• Taxable loss: −$2,953
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,742/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 — Orchard Mesa

• Score: 71/100
• State rank: #77
• US rank: #7135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mesa County · 143,088 people
• Metro: Grand Junction, CO
• Population (ZIP): 16,558
• Household income: $75,053
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 286.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 18% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 3% Portuguese 3% Scottish 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -276.45%
• Current HPI: 307.9266
• Rent YoY: —
• 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

+887.1% since first listed

7 events — show timeline

• 2026-05-28 Listed $230,000 GJARA
• 2018-07-31 Sold (Public Records) $145,500 Public Records
• 2018-07-30 Sold (MLS) $145,500 GJARA
• 2018-05-29 Listed $145,900 GJARA
• 2010-11-01 Listing Removed — cren
• 2010-04-03 Listed $159,900 cren
• 2003-01-07 Sold (Public Records) $23,300 Public Records

Property tax history

+1.3%/yr

Latest (2025): $956 · -12.5% YoY. Source: county tax records.