62650 Lasalle Rd #325 · Montrose, CO 81401

$161,000

3 bd · 2.0 ba · 1,202 sqft · Manufactured public records · 213 Days on market

Built 2022 ↓ 7% since listing

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful New 3 bedroom, 2 bath manufactured home in Hidden Lake Community for the perfect Lock and Leave scenario. Enjoy the benefits of having your own comfortable home in a community that offers a wide range of amenities that include dog park, a playground, pickleball and basketball court, as well as a private fully stocked lake for some catch and release fun. Also, the Seller is offering Owner Financing for qualified buyers.

Key facts

• Dog park
• Pickleball court
• Basketball court

Tags

• HIDDEN LAKE COMMUNITY
• DOG PARK
• PLAYGROUND
• PICKLEBALL COURT
• BASKETBALL COURT
• PRIVATE FULLY STOCKED LAKE

Property features AI

Finance

• HOA & community: Part of Hidden Lake homeowners association; Community playground; Community park; Community storage facilities

Exterior

• Parking: RV access/parking
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Cellular phone reception; High-speed internet available
• Home design: Double wide mobile home; New construction; Skirt foundation; Composition roof; Masonite exterior; Residential, single-family use
• Construction: Built with Masonite siding; Composition roof; Skirt foundation
• Exterior features: Covered porch; Porch; Pond; Corner lot; Has view

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Bedroom 2; Bedroom 3; Living Room
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fan(s); Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $161k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $142k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $96,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62650 Lasalle Rd #805	0.00mi	3/2.0	1,155 (-4%)	5mo	$120,000	$104	89
62650 Lasalle Rd #331	0.00mi	3/2.0	1,140 (-5%)	10mo	$111,500	$98	84
62650 Lasalle Rd #337	0.00mi	3/2.0	1,140 (-5%)	12mo	$125,000	$110	81
62650 Lasalle Rd #807	0.00mi	3/2.0	1,140 (-5%)	13mo	$105,000	$92	81
62880 Lasalle Rd #139	0.29mi	3/2.0	1,216 (+1%)	6mo	$64,000	$53	80
62880 Lasalle Rd Rd Unit 131	0.29mi	3/2.0	1,248 (+4%)	10mo	$100,000	$80	72
62880 Lasalle Rd #100	0.29mi	3/2.0	1,216 (+1%)	20mo	$75,450	$62	68
62880 Lasalle Rd #147	0.29mi	2/2.0 (-1)	1,152 (-4%)	13mo	$85,000	$74	64
62880 Lasalle Rd #71	0.29mi	3/2.0	1,280 (+6%)	17mo	$60,000	$47	62
62880 Lasalle Rd #113	0.29mi	3/2.0	1,120 (-7%)	18mo	$95,000	$85	60
62880 Lasalle Rd #117	0.29mi	3/2.0	1,120 (-7%)	23mo	$79,000	$71	56
62880 Lasalle Rd #184	0.29mi	3/2.0	1,024 (-15%)	21mo	$76,000	$74	45

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-19,055
• Equity at exit: $24,006

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-6,976
• Equity at exit: $13,920

Cash invested: $45,080 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$844
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $107

Break-even live

Break-even rent $1,765

Max offer price $161,000

Occupancy floor 89%

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $161,000 Active 213 DOM
2. 2026-06-18
   days on market $161,000 Active 212 DOM
3. 2026-06-17
   days on market $161,000 Active 211 DOM
4. 2026-06-16
   days on market $161,000 Active 210 DOM
5. 2026-06-15
   days on market $161,000 Active 209 DOM
6. 2026-06-14
   days on market $161,000 Active 207 DOM
7. 2026-06-12
   days on market $161,000 Active 206 DOM
8. 2026-06-09
   days on market $161,000 Active 203 DOM
9. 2026-06-08
   days on market $161,000 Active 202 DOM
10. 2026-06-07
    days on market $161,000 Active 201 DOM
11. 2026-06-02
    days on market $161,000 Active 196 DOM
12. 2026-06-01
    days on market $161,000 Active 195 DOM
13. 2026-05-31
    days on market $161,000 Active 194 DOM
14. 2026-05-30
    days on market $161,000 Active 193 DOM
15. 2025-11-18
    listed $161,000 Active
16. 2025-11-10
    historical
17. 2025-03-11
    listed $174,000 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: $677 · $56/mo
• Projected year-2 tax: $886 · $74/mo
• Expected delta: +$208/yr (+$17/mo · 30.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 17 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: $22,810
• − Mortgage interest: −$9,019
• − Property taxes: −$677
• − Insurance: −$5,924
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$4,684
• Taxable loss: −$1,143
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,561/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

• 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

-7.5% since first listed

3 events — show timeline

• 2025-11-18 Listed $161,000 cren
• 2025-11-10 Listing Removed — cren
• 2025-03-11 Listed $174,000 cren

Property tax history

+20.8%/yr

Latest (2025): $677 · +136.1% YoY. Source: county tax records.