2713 B 1/2 Rd #136 · Grand Junction, CO 81503

$85,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 29 Days on market

Built 2025 Good condition $670/mo HOA · 46% of rent

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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).

• 1% rule +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable living in Orchard Mesa! Hard to find, almost-brand-new 2025 home at a price to be excited about! This 2 bed, 2 bath home features a desirable split floor plan, open concept living area and kitchen, plenty of counter space, and a spacious walk-in closet in the primary bedroom. You will love the ice cold refrigerated central air this summer, complete with an energy efficient Ecobee smart thermostat. Outside, you'll find a large storage shed for all the extras. Tucked away in a quiet location while still being just minutes from City Market, restaurants, shopping, and downtown, this home offers the best of both worlds. And yes. .. it’s so new it still comes with all the origina

Key facts

• Split floor plan
• Quiet location
• Large storage shed

Tags

• SPLIT FLOOR PLAN
• OPEN CONCEPT LIVING AREA
• SPACIOUS WALK-IN CLOSET
• REFRIGERATED CENTRAL AIR
• LARGE STORAGE SHED
• QUIET LOCATION

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Homeowners association with a $670 monthly fee; Located in the Western Hill subdivision

Exterior

• Parking: Assigned parking
• Utilities: Public water; Sewer connected
• Home design: Residential mobile home (single wide); Faces northeast
• Construction: Vinyl siding; Asphalt/composition roof
• Exterior features: Covered patio/porch; Deck; Shed(s); Landscaped lot; Private maintained road access; Private road frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Flooring: Linoleum
• Heating & cooling: Electric heating with forced air; Central air conditioning
• Interior features: Laminate counters; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (16.9% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $71k (16.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.1% in Grand Junction — 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 79/100 on livability (#15 in CO, #2,222 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A; Watch: employment D+, crime 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: Dos Rios Elementary School (math 27% / reading 37%, grade F, #475 of 966 statewide, top 51%, 287 students, 78% FRL); Orchard Mesa Middle School (math 11% / reading 25%, grade F, #218 of 270 statewide, top 81%, 465 students, 57% FRL); Grand Junction High School (math 25% / reading 53%, grade F, #188 of 381 statewide, top 49%, 1,522 students, 36% FRL) — zoned schools average 57% FRL vs 39% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 205 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,639 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.72% ✓
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $18,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2713 B 1/2 Rd Unit A5	0.00mi	2/1.0	924 (+10%)	6mo	$20,000	$22	74

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: -24.0%
• Equity multiple: 0.17×
• Total profit: $-19,661
• Equity at exit: $12,674

10-year hold

• IRR: -17.5%
• Equity multiple: 0.01×
• Total profit: $-23,497
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$670
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-99

Break-even live

Break-even rent $1,592

Max offer price $70,639

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-70	+0% $-99	+5% $-129	+10% $-158
Rent	-10% $-215	-5% $-157	+0% $-99	+5% $-41	+10% $17
Rate	-1.0pp $-56	-0.5pp $-78	base $-99	+0.5pp $-121	+1.0pp $-144

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2679 Unaweep Ave Unit 3 Grand Junction, CO	2.0	1.0	832	$1,200	$1.44	21d	1	0.68mi
347 Eddy Dr Grand Junction, CO	1.0–2.0	1.0–2.0	825	$1,898	$2.30	14d	6	1.07mi
805 Struthers Ave Grand Junction, CO	1.0	1.0	816	$1,565	$1.92	14d	3	1.21mi

HOA detail

• Monthly dues: $670 · $8,040/yr

Listing history 17 events

1. 2026-06-19
   days on market $85,000 Active 29 DOM
2. 2026-06-18
   days on market $85,000 Active 28 DOM
3. 2026-06-17
   days on market $85,000 Active 27 DOM
4. 2026-06-16
   days on market $85,000 Active 26 DOM
5. 2026-06-15
   days on market $85,000 Active 25 DOM
6. 2026-06-14
   days on market $85,000 Active 23 DOM
7. 2026-06-13
   days on market $85,000 Active 22 DOM
8. 2026-06-10
   days on market $85,000 Active 20 DOM
9. 2026-06-09
   days on market $85,000 Active 19 DOM
10. 2026-06-08
    days on market $85,000 Active 18 DOM
11. 2026-06-07
    days on market $85,000 Active 17 DOM
12. 2026-06-05
    days on market $85,000 Active 14 DOM
13. 2026-06-02
    days on market $85,000 Active 12 DOM
14. 2026-06-01
    days on market $85,000 Active 11 DOM
15. 2026-05-31
    days on market $85,000 Active 10 DOM
16. 2026-05-30
    days on market $85,000 Active 9 DOM
17. 2026-05-21
    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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 4 d/yr ≥95°F today · 11 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: $17,592
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − HOA: −$8,040
• − Depreciation: −$2,473
• Taxable loss: −$2,196
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $-664/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.

Condition & rehab AI · 23 photos

Good 80/100 Cosmetic rehab

This nearly-new manufactured home in Orchard Mesa offers a split floor plan, modern kitchen, and energy-efficient systems. With a good condition score and minimal repairs needed, it's an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring with a more modern style — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home features can enhance convenience and energy efficiency, making the home more attractive to buyers and renters.
• Both Landscaping the yard — A well-maintained yard can improve curb appeal and add value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring with a more modern style — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can enhance convenience and energy efficiency, making the home more attractive to buyers and renters. ↑
• Both Landscaping the yard — A well-maintained yard can improve curb appeal and add value to the home. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Grand Junction

• Score: 79/100
• State rank: #15
• US rank: #2222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Junction, CO
• County: Mesa County · 143,088 people
• City population: 113,583
• 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

1 event — show timeline

• 2026-05-21 Listed $85,000 GJARA