901 6530 Rd #3007 · Montrose, CO 81401

$209,900

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 361 Days on market

Built 2021 ↓ 11% 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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• 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

Welcome to this spacious and stylish 2021 home in Cimarron Creek! Offering over 2,000 square feet of living space, 4 bedrooms and 2 full bathrooms, this well-designed layout includes both a great room and a living room, plus a dedicated space for an office—perfect for work-from-home flexibility. The kitchen is a chef’s dream with a large island with seating, gas range/oven, dishwasher, refrigerator, microwave, and a single-basin sink, and a large walk-in pantry. The primary suite is a true retreat with a freestanding soaking tub, walk-in shower, and walk-in closet with a sliding barn door. You'll also enjoy a large laundry/mudroom with extra space for coats, shoes, and storage.

Key facts

• Gas range oven
• Walk in closet
• Walk in shower

Tags

• DEDICATED SPACE FOR AN OFFICE
• LARGE ISLAND WITH SEATING
• GAS RANGE OVEN
• FREESTANDING SOAKING TUB
• WALK IN SHOWER
• WALK IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association (Cimarron Creek); Community playground; Community park

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cellular phone reception available; High-speed internet available
• Home design: Single-family residence; Modular/prefab construction; One story; Skirted, HUD-approved non-permanent foundation; Composition roof
• Construction: Modular/prefab construction; Composition roof; HUD-approved, not permanent foundation with skirt
• Exterior features: Shed; Cleared lot; Located on a cul-de-sac; Paved road frontage

Interior

• Kitchen: Range; Oven; Microwave; Dishwasher; Refrigerator; Kitchen island; Eat-in kitchen; Pantry
• Bedrooms: Primary bedroom on the main level
• Flooring: Partially carpeted
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Kitchen/dining combo; Main level primary bedroom; Pantry; Unfurnished; Partially carpeted floors
• Laundry & utility: Washer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/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 $201k (4.0% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.9% 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: 375 active listings in the ZIP; 271 units permitted in Montrose County in 2024 (22 in 5+ unit buildings).
• This rent runs 34% 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 $6k 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 361 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 0.96% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $139,536
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 6530 Rd #1006	0.00mi	4/2.0	2,052 (0%)	16mo	$120,000	$58	87
901 6530 Rd #1112	0.00mi	3/2.0 (-1)	1,775 (-14%)	5mo	$120,000	$68	68
901 6530 Rd #1301	0.00mi	3/2.0 (-1)	1,834 (-11%)	14mo	$210,000	$115	66

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-14,325
• Equity at exit: $31,297

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $12,673
• Equity at exit: $18,148

Cash invested: $58,772 (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: 375
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $310

Break-even live

Break-even rent $1,622

Max offer price $209,900

Occupancy floor 80%

Sensitivity live

Price	-10% $429	-5% $370	+0% $310	+5% $251	+10% $191
Rent	-10% $151	-5% $231	+0% $310	+5% $390	+10% $469
Rate	-1.0pp $416	-0.5pp $364	base $310	+0.5pp $256	+1.0pp $201

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $209,900 Active 361 DOM
2. 2026-06-19
   days on market $209,900 Active 359 DOM
3. 2026-06-18
   days on market $209,900 Active 358 DOM
4. 2026-06-17
   days on market $209,900 Active 357 DOM
5. 2026-06-16
   days on market $209,900 Active 356 DOM
6. 2026-06-15
   days on market $209,900 Active 355 DOM
7. 2026-06-14
   days on market $209,900 Active 353 DOM
8. 2026-06-12
   days on market $209,900 Active 352 DOM
9. 2026-06-09
   days on market $209,900 Active 349 DOM
10. 2026-06-08
    days on market $209,900 Active 348 DOM
11. 2026-06-07
    days on market $209,900 Active 347 DOM
12. 2026-06-02
    days on market $209,900 Active 342 DOM
13. 2026-06-01
    days on market $209,900 Active 341 DOM
14. 2026-05-31
    days on market $209,900 Active 340 DOM
15. 2026-05-30
    days on market $209,900 Active 339 DOM
16. 2025-08-07
    price $209,900
17. 2025-07-26
    price $217,900
18. 2025-07-15
    price $224,900
19. 2025-06-25
    listed $234,900 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: $1,116 · $93/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$39/yr (+$3/mo · 3.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°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: $24,174
• − Mortgage interest: −$11,758
• − Property taxes: −$1,116
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$6,106
• Taxable income: $277
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $3,657/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

• Census place: Montrose, CO
• 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

-10.6% since first listed

4 events — show timeline

• 2025-08-07 Price Changed $209,900 cren
• 2025-07-26 Price Changed $217,900 cren
• 2025-07-15 Price Changed $224,900 cren
• 2025-06-25 Listed $234,900 cren

Property tax history

+25.6%/yr

Latest (2025): $1,116 · +68.8% YoY. Source: county tax records.