2700 G Rd Unit 12C · Grand Junction, CO 81506

$249,000

3 bd · 2.0 ba · 2,040 sqft · Condo public records · 96 Days on market

Built 1975 $475/mo HOA · 19% 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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Extra nice condo with 2040 sq. ft. , large bedrooms, and baths, large living room and formal dining, Family room has a fireplace, all appliances, 2 refrigerators, window coverings, HOA has a pool, and club house. Very pretty well landscaped surroundings. The HOA has a 2 week first right of refusal Interior picture to come in 2 days.

Key facts

• Pool
• Club house
• Fireplace

Tags

• FIREPLACE
• POOL
• CLUB HOUSE
• WELL LANDSCAPED SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-14 ($-172/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (0.9% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Tope Elementary School (math 37% / reading 47%, grade F, #321 of 966 statewide, top 35%, 365 students, 44% FRL); Bookcliff Middle School (math 18% / reading 26%, grade F, #188 of 270 statewide, top 72%, 449 students, 59% FRL); Grand Junction High School (math 25% / reading 53%, grade F, #188 of 381 statewide, top 49%, 1,522 students, 36% FRL).
• Market conditions: 165 active listings in the ZIP; 3 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).
• This rent runs 38% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $153k; list at $249k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,590 (9.0% 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 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 0.99% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-41,077
• Equity at exit: $37,127

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-36,189
• Equity at exit: $21,529

Cash invested: $69,720 (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 81506

• Active inventory: 165
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,468 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$80 /mo · $954/yr
• Insurance: −$104
• HOA: −$475
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-14

Break-even live

Break-even rent $2,486

Max offer price $246,461

Occupancy floor 96%

Sensitivity live

Price	-10% $127	-5% $56	+0% $-14	+5% $-85	+10% $-155
Rent	-10% $-209	-5% $-112	+0% $-14	+5% $83	+10% $181
Rate	-1.0pp $111	-0.5pp $49	base $-14	+0.5pp $-79	+1.0pp $-145

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
681 28 Rd #2 Grand Junction, CO	3.0	2.5	2109	$2,795	$1.33	21d	1	0.88mi
636 Horizon Dr #810 Grand Junction, CO	2.0	2.0	1508	$1,995	$1.32	14d	1	0.88mi
1208 Hermosa Ave Grand Junction, CO	3.0	2.0	1432	$2,400	$1.68	21d	1	0.91mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-03-29
   status Pending
2. 2026-03-17
   price $249,000
3. 2026-02-25
   price $275,000
4. 2026-01-22
   price $299,000
5. 2025-12-22
   listed $339,000 Active
6. 1997-07-09
   soldstatus $153,000
7. 1996-05-22
   soldstatus $150,000
8. 1990-06-29
   soldstatus $105,000

ⓘ 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: $954 · $80/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$415/yr (+$35/mo · 43.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 4 d/yr ≥96°F today · 10 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: $29,616
• − Mortgage interest: −$13,948
• − Property taxes: −$954
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − HOA: −$5,700
• − Depreciation: −$7,244
• Taxable loss: −$4,214
• Est. tax savings @ 24.0%: +$1,011
• After-tax cash flow: $839/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): 11,412
• Household income: $78,651
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 459.0

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 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Portuguese 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 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: ▼ -315.41%
• Current HPI: 287.3975
• 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

+137.1% since first listed

8 events — show timeline

• 2026-03-29 Pending — GJARA
• 2026-03-17 Price Changed $249,000 GJARA
• 2026-02-25 Price Changed $275,000 GJARA
• 2026-01-22 Price Changed $299,000 GJARA
• 2025-12-22 Listed $339,000 GJARA
• 1997-07-09 Sold (Public Records) $153,000 Public Records
• 1996-05-22 Sold (Public Records) $150,000 Public Records
• 1990-06-29 Sold (Public Records) $105,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $954 · +47.0% YoY. Source: county tax records.