248 Honeysuckle Cir · Fruita, CO 81521

$215,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 19 Days on market

Built 2004 3,920 sqft lot Est $193k · 11% over $6/mo HOA

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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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 3 bed/ 2 bath double wide home, centrally located in fruita close to everything. Home is purged, Lot is Included so NO having to pay rent on top of your Mortgage. New Interior Paint, New Dual Flush Toilet in Master, New Flooring and Trim, Front Yard Mulched. ( ALL INFORMATION SUBJECT TO ERROR/CHANGE. BUYER TO VERIFY ALL INFORMATION) Motivated Seller

Key facts

• Outdoor recreation
• Nearby trails
• Convenient location

Tags

• OWNED LAND
• CONVENIENT LOCATION
• QUICK HIGHWAY ACCESS
• NEARBY TRAILS
• OUTDOOR RECREATION
• COLORADO NATIONAL MONUMENT

Property features AI

Finance

• Other: Located in Red Cliff Mobile Home Village subdivision
• HOA & community: Homeowners association with an annual fee of $75 (about $6.25/month)

Exterior

• Utilities: Public water; Sewer connected
• Home design: Single-family residence; One story; Faces east; Residential zoning
• Construction: Masonite exterior; Asphalt composition roof; Built on concrete foundation
• Exterior features: Partial chain-link fence; No covered patios or porches listed

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Walk-in closets; Concrete basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $319 ($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 $205k (4.8% below list).
• Recommended offer: $205k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.0% in Fruita — 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 73/100 on livability (#54 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: commute F, employment D-.
• 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: Loma Elementary School (math 42% / reading 42%, grade F, #321 of 966 statewide, top 35%, 245 students, 34% FRL); Fruita Middle School (math 22% / reading 29%, grade F, #164 of 270 statewide, top 61%, 496 students, 32% FRL); Fruita Monument High School (math 38% / reading 62%, grade D+, #95 of 381 statewide, top 25%, 1,304 students, 18% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 254 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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.
• Current owner paid $126k; list at $215k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,645 (4.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $193,320
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Clements Way	0.06mi	3/2.0	1,056 (-2%)	15mo	$270,000	$256	81
187 Honeysuckle Cir	0.10mi	3/2.0	1,080 (0%)	23mo	$141,000	$131	76
183 Honeysuckle Cir	0.10mi	3/2.0	1,112 (+3%)	23mo	$149,310	$134	71
249 Clements Way	0.06mi	2/2.0 (-1)	1,056 (-2%)	22mo	$248,500	$235	70
190 Honeysuckle Cir	0.06mi	3/1.0	920 (-15%)	4mo	$165,000	$179	65
307 Honeysuckle Cir	0.11mi	3/2.0	960 (-11%)	23mo	$142,300	$148	57

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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-11,044
• Equity at exit: $32,057

10-year hold

• IRR: 6.5%
• Equity multiple: 1.52×
• Total profit: $31,394
• Equity at exit: $18,589

Cash invested: $60,200 (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 81521

• Rents YoY: 4.7%
• Active inventory: 254
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$90
• HOA: −$6
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $319

Break-even live

Break-even rent $1,643

Max offer price $215,000

Occupancy floor 79%

Sensitivity live

Price	-10% $440	-5% $380	+0% $319	+5% $258	+10% $197
Rent	-10% $157	-5% $238	+0% $319	+5% $400	+10% $480
Rate	-1.0pp $427	-0.5pp $373	base $319	+0.5pp $263	+1.0pp $206

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 E Carolina Ave Fruita, CO	3.0	1.0	1141	$1,795	$1.57	22d	1	0.74mi
535 W Aspen Ave Fruita, CO	2.0	1.0–2.0	838	$1,802	$2.15	22d	1	0.88mi
1158 E Carolina Ave #4 Fruita, CO	3.0	2.0	1040	$1,500	$1.44	22d	1	1.16mi
353 Toms Canyon Dr Unit 1 Fruita, CO	3.0	3.0	1492	$2,695	$1.81	14d	1	1.47mi
367 Toms Canyon Dr Unit 1 Fruita, CO	3.0	3.0	1492	$2,695	$1.81	14d	1	1.47mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 15 events

1. 2026-06-21
   days on market $215,000 Active 19 DOM
2. 2026-06-19
   days on market $215,000 Active 17 DOM
3. 2026-06-18
   days on market $215,000 Active 16 DOM
4. 2026-06-17
   days on market $215,000 Active 15 DOM
5. 2026-06-16
   days on market $215,000 Active 14 DOM
6. 2026-06-15
   days on market $215,000 Active 13 DOM
7. 2026-06-14
   days on market $215,000 Active 11 DOM
8. 2026-06-13
   days on market $215,000 Active 10 DOM
9. 2026-06-10
   days on market $215,000 Active 8 DOM
10. 2026-06-09
    days on market $215,000 Active 7 DOM
11. 2026-06-08
    days on market $215,000 Active 6 DOM
12. 2026-06-07
    days on market $215,000 Active 5 DOM
13. 2026-06-05
    days on market $215,000 Active 2 DOM
14. 2026-06-03
    remarks 695-char remark
15. 2026-06-03
    listed $215,000 Active 1 DOM

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$284/yr (+$24/mo · 31.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥96°F today · 15 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: $24,557
• − Mortgage interest: −$12,043
• − Property taxes: −$899
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$72
• − Depreciation: −$6,255
• Taxable income: $284
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $3,756/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 — Fruita

• Score: 73/100
• State rank: #54
• US rank: #5575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruita, CO
• County: Mesa County · 143,088 people
• City population: 16,613
• Metro: Grand Junction, CO
• Population (ZIP): 16,613
• Household income: $88,458
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 187.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Iranian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -266.55%
• Current HPI: 323.6467
• Rent YoY: ▲ 4.71%
• 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

+72.1% since first listed

4 events — show timeline

• 2026-05-15 Listed $215,000 GJARA
• 2018-12-20 Sold (Public Records) $125,800 Public Records
• 2018-12-19 Sold (MLS) $125,800 GJARA
• 2018-08-31 Listed $124,900 GJARA

Property tax history

+2.6%/yr

Latest (2025): $899 · +52.7% YoY. Source: county tax records.