901 6530 Rd #1203 · Montrose, CO 81401

$119,900

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 432 Days on market

Built 2003 Est $113k · 6% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +4.9/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is a one owner home and has been wonderfully maintained. This three bedroom, two bathroom home has a split floor plan and is ready to move into. Lovely covered front porch for enjoying all the trees, flowers and beautiful lawn. Monthly space rent of $716. Homeowner is responsible to mow the lawn, keep leaves cleaned up and maintain the exterior of the home and of the area surrounding their home, however, lawn service is available for an extra charge each month. RV/Boat parking is also available for an extra charge per month. Land is not included in the sale. Land owned by mobile home park. When you're looking to live a simpler life surrounded by a well kept community, beautiful la

Key facts

• Covered front porch
• Shade trees
• Rv boat parking

Tags

• COVERED FRONT PORCH
• RV BOAT PARKING
• BEAUTIFUL LANDSCAPING
• SHADE TREES

Property features AI

Finance

• HOA & community: Clubhouse; Playground; Park; Pet restrictions apply

Exterior

• Parking: RV access/parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cellular reception; Phone service available
• Home design: Double wide mobile home; Single-story; Skirted foundation; Composition roof; Used as a single-family residence; Residential use
• Construction: Modular/prefab construction; Masonite exterior; Built with a skirt foundation
• Exterior features: Covered porch; Deck; Porch; Shed(s); Located on a cul-de-sac; Paved city street frontage

Interior

• Kitchen: Oven; Range; Dishwasher; Disposal; Electric water heater
• Bedrooms: Primary bedroom on main level
• Flooring: Partially carpeted; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Ceiling fan(s); Vaulted ceilings; Main level primary; Unfurnished
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 2.0% in Montrose — 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 68/100 on livability (#109 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: amenities C-, schools D+, employment D+.
• Montrose County School District Re-1J (town): math 22% / reading 36% proficiency, ranked #55 of 86 in CO (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 371 active listings in the ZIP; 271 units permitted in Montrose County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Montrose County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 432 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $120k implies a 110% gain — meaningful room to come down on a strong offer.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 432 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.34% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.83%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $113,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 6530 Rd #1106	0.00mi	2/2.0	1,149 (+6%)	6mo	$85,000	$74	84
901 6530 Rd #2802	0.00mi	3/2.0 (+1)	1,140 (+6%)	5mo	$119,900	$105	82
901 6530 Rd #1312	0.00mi	2/2.0	1,188 (+10%)	4mo	$161,000	$136	80
901 6530 Rd #1100	0.00mi	2/2.0	960 (-11%)	3mo	$125,000	$130	79
901 6530 Rd #2813	0.00mi	2/2.0	1,190 (+10%)	4mo	$137,500	$116	79
901 6530 Rd #2803	0.00mi	3/2.0 (+1)	1,140 (+6%)	10mo	$130,000	$114	77
901 6530 Rd #1603	0.00mi	3/2.0 (+1)	1,178 (+9%)	9mo	$159,000	$135	72
901 6530 Rd #4101	0.00mi	3/2.0 (+1)	1,216 (+13%)	5mo	$80,000	$66	70
901 6530 Rd #1404	0.00mi	3/2.0 (+1)	1,216 (+13%)	7mo	$123,000	$101	68
901 6530 Rd #3602	0.00mi	3/2.0 (+1)	1,216 (+13%)	11mo	$124,000	$102	64
901 6530 Rd #4111	0.00mi	3/2.0 (+1)	1,216 (+13%)	15mo	$124,000	$102	62
901 6530 Rd #3013	0.00mi	3/2.0 (+1)	1,216 (+13%)	18mo	$125,000	$103	59

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: 11.9%
• Equity multiple: 1.47×
• Total profit: $15,867
• Equity at exit: $17,877

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $59,136
• Equity at exit: $10,367

Cash invested: $33,572 (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 81401

• Active inventory: 371
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $555

Break-even live

Break-even rent $903

Max offer price $119,900

Occupancy floor 60%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $119,900 Active 432 DOM
2. 2026-06-18
   days on market $119,900 Active 431 DOM
3. 2026-06-17
   days on market $119,900 Active 430 DOM
4. 2026-06-16
   days on market $119,900 Active 429 DOM
5. 2026-06-15
   days on market $119,900 Active 428 DOM
6. 2026-06-14
   days on market $119,900 Active 426 DOM
7. 2026-06-12
   days on market $119,900 Active 425 DOM
8. 2026-06-09
   days on market $119,900 Active 422 DOM
9. 2026-06-08
   days on market $119,900 Active 421 DOM
10. 2026-06-07
    days on market $119,900 Active 420 DOM
11. 2026-06-02
    days on market $119,900 Active 415 DOM
12. 2026-06-01
    days on market $119,900 Active 414 DOM
13. 2026-05-31
    days on market $119,900 Active 413 DOM
14. 2026-05-30
    days on market $119,900 Active 412 DOM
15. 2025-10-18
    price $119,900
16. 2025-06-27
    price $125,000
17. 2025-04-13
    listed $135,000 Active
18. 2021-06-09
    historical
19. 2021-01-06
    listed $79,900
20. 2003-03-14
    soldstatus $57,100

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$244/yr (+$20/mo · 58.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 18 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: $19,265
• − Mortgage interest: −$6,716
• − Property taxes: −$416
• − Insurance: −$600
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$3,488
• Taxable income: $4,963
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $5,468/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: Montrose County School District Re-1J
• NCES district ID: 0805790
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,650
• Composite: 24.9/100
• National rank: #7577
• State rank: #55 of 86 in CO

Livability — Montrose

• Score: 68/100
• State rank: #109
• US rank: #9310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montrose, CO
• County: Montrose County · 24,228 people
• City population: 24,228
• Metro: Montrose, CO
• Population (ZIP): 24,228
• Household income: $71,286
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 682.0

Population outlook (Montrose County) Hauer SSP2

• Today (2025): 39,229 people
• By 2030: 37,791 · -3.7%
• By 2040: 33,829 · -13.8%
• By 2050: 29,530 · -24.7%
• By 2075: 20,559 · -47.6%
• By 2100: 12,144 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 13% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1%

Political lean MEDSL · Montrose

• 2024 margin: Solid R (+32.6) · D 32.6% · R 65.2% · Other 2.2%
• 2008→2024 swing: -2.8pp toward R · 2008: -29.8pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+36.5 2016: R+42.1 2012: R+36.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.94%
• Current HPI: 373.4909
• Rent YoY: —
• Metro: Montrose, 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

+110.0% since first listed

6 events — show timeline

• 2025-10-18 Price Changed $119,900 cren
• 2025-06-27 Price Changed $125,000 cren
• 2025-04-13 Listed $135,000 cren
• 2021-06-09 Listing Removed — cren
• 2021-01-06 Listed $79,900 cren
• 2003-03-14 Sold (Public Records) $57,100 Public Records

Property tax history

+6.2%/yr

Latest (2025): $416 · +477.0% YoY. Source: county tax records.