317 W 8th St #20 · Palisade, CO 81526

$89,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 132 Days on market

Built 2024 3,920 sqft lot Est $70k · 29% over $650/mo HOA · 43% of rent ↓ 20% since listing

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Why this score? — see what drove the F 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 +8.2/30.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new unit from Clayton Homes in the heart of Palisade. This 2 beds, 2 bath home comes with staging furniture! Forced air heat and refrigerated air for year-round comfort. Come take a look today! The price does NOT include sale tax.

Key facts

• 3,920 sq ft lot
• Built 2024
• Listed 132 days

Tags

• ENERGY EFFICIENT APPLIANCES
• EASY ACCESS TO WINERIES
• EASY ACCESS TO ORCHARDS
• EASY ACCESS TO COLORADO RIVER
• YEAR ROUND OUTDOOR RECREATION
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other: Paved road access
• HOA & community: Homeowners association with monthly fee of $650; HOA fee includes water, sewer, and trash; Land is leased

Exterior

• Utilities: Public water; Sewer connected
• Home design: Residential mobile home (single wide); Faces south
• Construction: Vinyl siding; Asphalt/composition roof; Built with typical mobile home construction
• Exterior features: No notable exterior features reported; No patio or porch; No fencing

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood; Garbage disposal; Refrigerator
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $-83 ($-997/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (13.4% below list).
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $78k (13.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 1.6% in Palisade — 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 72/100 on livability (#71 in CO) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, cost of living A-; Watch: amenities D, commute F, employment 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: Taylor Elementary School (math 27% / reading 47%, grade F, #405 of 966 statewide, top 43%, 321 students, 33% FRL); Mount Garfield Middle School (math 20% / reading 31%, grade F, #164 of 270 statewide, top 61%, 581 students, 64% FRL); Palisade High School (math 35% / reading 57%, grade D-, #138 of 381 statewide, top 36%, 1,125 students, 42% FRL).
• Market conditions: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,875 (13.4% 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 132 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.67% ✓
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $69,720
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
676 Brentwood Dr #16	0.23mi	2/1.0	856 (+2%)	12mo	$94,000	$110	72
105 E 8th St #101	0.20mi	2/1.0	768 (-9%)	3mo	$83,000	$108	70
3781 Granada Dr #4	0.18mi	2/1.0	924 (+10%)	2mo	$52,000	$56	70
105 E 8th St #15	0.20mi	2/2.0	938 (+12%)	23mo	$77,500	$83	52
3781 Granada Dr #5	0.19mi	3/2.0 (+1)	924 (+10%)	21mo	$45,000	$49	52

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-19,438
• Equity at exit: $13,404

10-year hold

• IRR: -15.0%
• Equity multiple: 0.12×
• Total profit: $-22,027
• Equity at exit: $7,773

Cash invested: $25,172 (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 81526

• Home prices YoY: -32.8%
• Active inventory: 69
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$650
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-83

Break-even live

Break-even rent $1,609

Max offer price $77,875

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-52	+0% $-83	+5% $-114	+10% $-145
Rent	-10% $-202	-5% $-143	+0% $-83	+5% $-24	+10% $36
Rate	-1.0pp $-38	-0.5pp $-60	base $-83	+0.5pp $-106	+1.0pp $-130

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
869 Iowa Ave Unit 3 Palisade, CO	2.0	2.0	950	$1,400	$1.47	23d	1	0.10mi
951 Iowa Ave Palisade, CO	3.0	1.0	1024	$1,675	$1.64	23d	2	0.22mi
103 E 4th St Palisade, CO	2.0	1.0	798	$1,600	$2.01	23d	1	0.31mi

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 31 events

1. 2026-06-21
   days on market $89,900 Active 132 DOM
2. 2026-06-19
   days on market $89,900 Active 130 DOM
3. 2026-06-18
   days on market $89,900 Active 129 DOM
4. 2026-06-17
   days on market $89,900 Active 128 DOM
5. 2026-06-16
   days on market $89,900 Active 127 DOM
6. 2026-06-15
   days on market $89,900 Active 126 DOM
7. 2026-06-14
   days on market $89,900 Active 124 DOM
8. 2026-06-13
   days on market $89,900 Active 123 DOM
9. 2026-06-10
   days on market $89,900 Active 121 DOM
10. 2026-06-09
    days on market $89,900 Active 120 DOM
11. 2026-06-08
    days on market $89,900 Active 119 DOM
12. 2026-06-07
    pricedays on market $89,900 Active 118 DOM
13. 2026-06-05
    days on market $99,900 Active 115 DOM
14. 2026-06-02
    days on market $99,900 Active 113 DOM
15. 2026-06-01
    days on market $99,900 Active 112 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    days on market $99,900 Active 111 DOM
18. 2026-05-30
    days on market $99,900 Active 110 DOM
19. 2026-05-01
    status Active
20. 2026-04-27
    status Pending
21. 2026-04-02
    price $99,900
22. 2026-03-14
    price $109,900
23. 2026-02-06
    listed $119,900 Active
24. 2025-04-30
    soldstatus $107,000 Closed 236-char remark

    Show marketing remark (236 chars)

    Brand new unit from Clayton Homes in the heart of Palisade. This 2 beds, 2 bath home comes with staging furniture! Forced air heat and refrigerated air for year-round comfort. Come take a look today! The price does NOT include sale tax.

25. 2025-04-17
    status Pending 236-char remark

    Show marketing remark (236 chars)

    Brand new unit from Clayton Homes in the heart of Palisade. This 2 beds, 2 bath home comes with staging furniture! Forced air heat and refrigerated air for year-round comfort. Come take a look today! The price does NOT include sale tax.

26. 2025-04-14
    price $111,000 236-char remark

    Show marketing remark (236 chars)

    Brand new unit from Clayton Homes in the heart of Palisade. This 2 beds, 2 bath home comes with staging furniture! Forced air heat and refrigerated air for year-round comfort. Come take a look today! The price does NOT include sale tax.

27. 2024-11-05
    price $116,900 236-char remark

    Show marketing remark (236 chars)

    Brand new unit from Clayton Homes in the heart of Palisade. This 2 beds, 2 bath home comes with staging furniture! Forced air heat and refrigerated air for year-round comfort. Come take a look today! The price does NOT include sale tax.

28. 2024-10-14
    status Active 236-char remark

    Show marketing remark (236 chars)

    Brand new unit from Clayton Homes in the heart of Palisade. This 2 beds, 2 bath home comes with staging furniture! Forced air heat and refrigerated air for year-round comfort. Come take a look today! The price does NOT include sale tax.

29. 2024-09-03
    status Pending 236-char remark

    Show marketing remark (236 chars)

    Brand new unit from Clayton Homes in the heart of Palisade. This 2 beds, 2 bath home comes with staging furniture! Forced air heat and refrigerated air for year-round comfort. Come take a look today! The price does NOT include sale tax.

30. 2024-08-20
    price $119,900 236-char remark

    Show marketing remark (236 chars)

    Brand new unit from Clayton Homes in the heart of Palisade. This 2 beds, 2 bath home comes with staging furniture! Forced air heat and refrigerated air for year-round comfort. Come take a look today! The price does NOT include sale tax.

31. 2024-04-23
    listed $124,900 Active 236-char remark

    Show marketing remark (236 chars)

    Brand new unit from Clayton Homes in the heart of Palisade. This 2 beds, 2 bath home comes with staging furniture! Forced air heat and refrigerated air for year-round comfort. Come take a look today! The price does NOT include sale tax.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥94°F today · 22 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: $18,048
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − HOA: −$7,800
• − Depreciation: −$2,615
• Taxable loss: −$2,089
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $-496/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 — Palisade

• Score: 72/100
• State rank: #71
• US rank: #6511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palisade, CO
• Population (ZIP): 5,397

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -188.47%
• Current HPI: 386.9216
• Rent YoY: —
• Metro: —
• 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

-20.0% since first listed

13 events — show timeline

• 2026-05-01 Relisted — GJARA
• 2026-04-27 Pending — GJARA
• 2026-04-02 Price Changed $99,900 GJARA
• 2026-03-14 Price Changed $109,900 GJARA
• 2026-02-06 Listed $119,900 GJARA
• 2025-04-30 Sold (MLS) $107,000 GJARA
• 2025-04-17 Pending — GJARA
• 2025-04-14 Price Changed $111,000 GJARA
• 2024-11-05 Price Changed $116,900 GJARA
• 2024-10-14 Relisted — GJARA
• 2024-09-03 Pending — GJARA
• 2024-08-20 Price Changed $119,900 GJARA
• 2024-04-23 Listed $124,900 GJARA