1745 White Ave · Grand Junction, CO 81501

$499,900

3 bd · 3.0 ba · 1,768 sqft · MultiFamily public records · 62 Days on market

Built 1955 6,098 sqft lot

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Great opportunity for an investor looking to add a solid triplex to their portfolio! This property features three 1 bed / 1 bath units, small yard space offering added privacy and tenant appeal. Units are equipped with updated mini-split systems for efficient heating and cooling. Flexible parking options with access from the alley as well as street parking. Conveniently located close to shopping, dining, and everyday amenities, making it an attractive option for renters. Currently vacant and ready for immediate occupancy, ideal for setting market rents from day one.

Key facts

• 6,098 sq ft lot
• Built 1955
• Listed 62 days

Property features AI

Finance

• Other: Zoning: Duplex-Triplex residential; Elevation approximately 4500 ft; Lot approximately 0.14 acres
• HOA & community: No association amenities

Exterior

• Utilities: Public water; Sewer connected; Publicly maintained road access; City street frontage
• Home design: Triplex (residential income); Single-story; Faces north; Entry level: 1
• Construction: Brick construction; Asphalt/composition roof; Crawl space foundation; Built as residential income (triplex)
• Exterior features: Landscaped lot; Patio/porch (other, see remarks)

Interior

• Kitchen: Laminate counters
• Flooring: Carpet; Hardwood
• Heating & cooling: Has heating (see remarks/other); Has cooling; Ceiling fan(s); Other cooling
• Interior features: Ceiling fans; Laminate counters; Other appliances

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative. Per door: $-30/mo.
• To cash-flow at today's rent, offer at most $484k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $364k (27.2% below list).
• Recommended offer: $364k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Chipeta Elementary School (math 17% / reading 22%, grade F, #706 of 966 statewide, top 75%, 375 students, 66% FRL); East Middle School (math 25% / reading 33%, grade F, #138 of 270 statewide, top 52%, 427 students, 51% FRL); Grand Junction High School (math 25% / reading 53%, grade F, #188 of 381 statewide, top 49%, 1,522 students, 36% FRL).
• Market conditions: Rents rising fast (+6.9%/yr); 161 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,014 units permitted in Mesa County in 2024 (240 in 5+ unit buildings).
• At $3,637/mo this rent would consume 81% of the median local household income ($54k/yr) (locally 1317% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $380k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $363,700 (27.2% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $323,544
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1840 Rood Ave	0.06mi	4/2.0 (+1)	1,888 (+7%)	2mo	$345,000	$183	76

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.48×
• Total profit: $-72,116
• Equity at exit: $74,537

10-year hold

• IRR: -0.4%
• Equity multiple: 0.96×
• Total profit: $-4,901
• Equity at exit: $43,222

Cash invested: $139,972 (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 81501

• Rents YoY: 6.9%
• Active inventory: 161
• Price-to-rent: 34.4×

Monthly cashflow live

• Estimated rent: $3,637 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $-91

Break-even live

Break-even rent $3,752

Max offer price $483,885

Occupancy floor 97%

Sensitivity live

Price	-10% $192	-5% $51	+0% $-91	+5% $-232	+10% $-374
Rent	-10% $-378	-5% $-234	+0% $-91	+5% $53	+10% $197
Rate	-1.0pp $161	-0.5pp $36	base $-91	+0.5pp $-220	+1.0pp $-352

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,636
Total (3 units)			$3,637

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Ouray Ave Grand Junction, CO	4.0	1.0	1560	$2,000	$1.28	22d	1	0.73mi
1290 N 13th St Grand Junction, CO	4.0	3.0	1700	$3,365	$1.98	14d	1	0.77mi
1015 Belford Ave Grand Junction, CO	4.0	2.0	1518	$2,256	$1.49	14d	1	0.79mi
800 Colorado Ave Unit B Grand Junction, CO	2.0	2.0	1300	$2,100	$1.62	14d	1	0.83mi
2040 N 15th St Grand Junction, CO	4.0	2.0	1351	$2,600	$1.92	14d	1	1.19mi

Listing history 13 events

1. 2026-06-05
   days on market $499,900 Active 62 DOM
2. 2026-06-02
   days on market $499,900 Active 60 DOM
3. 2026-06-01
   days on market $499,900 Active 59 DOM
4. 2026-05-31
   days on market $499,900 Active 58 DOM
5. 2026-05-30
   days on market $499,900 Active 57 DOM
6. 2026-05-19
   price $499,900
7. 2026-05-11
   price $520,000
8. 2026-04-03
   listed $529,900 Active
9. 2026-01-16
   soldstatus $380,000
10. 2014-12-01
    soldstatus $222,000
11. 2007-12-28
    soldstatus $264,900
12. 2007-08-24
    soldstatus $245,000
13. 2004-07-13
    soldstatus $147,400

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $2,749 · $229/mo
• Expected delta: +$1,141/yr (+$95/mo · 70.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,644
• − Mortgage interest: −$28,002
• − Property taxes: −$1,609
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,492
• − Management: −$3,492
• − Depreciation: −$14,543
• Taxable loss: −$9,992
• Est. tax savings @ 24.0%: +$2,398
• After-tax cash flow: $1,310/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 — 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): 24,011
• Household income: $53,666
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 1317.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 9% Native American 1% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

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: ▼ -385.18%
• Current HPI: 331.3836
• Rent YoY: ▲ 6.92%
• 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

+239.1% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $499,900 GJARA
• 2026-05-11 Price Changed $520,000 GJARA
• 2026-04-03 Listed $529,900 GJARA
• 2026-01-16 Sold (Public Records) $380,000 Public Records
• 2014-12-01 Sold (Public Records) $222,000 Public Records
• 2007-12-28 Sold (Public Records) $264,900 Public Records
• 2007-08-24 Sold (Public Records) $245,000 Public Records
• 2004-07-13 Sold (Public Records) $147,400 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,609 · +68.2% YoY. Source: county tax records.