Henley Plan · Berthoud, CO 80513

$559,990

5 bd · 3.0 ba · 2,649 sqft · MultiFamily · 19 Days on market

Excellent condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Henley is a Gorgeous 2-story home offering 5 bedrooms, 3 bathrooms, and 2,649 sq. ft. of living space. Upgraded Finishes & Features: Stainless steel appliances, including gas range, microwave, and dishwasher Granite countertops with under-mount stainless steel dual-basin sink Smart home technology package (smart speaker, video doorbell, programmable thermostat, and touchscreen) The Henley is a spacious floor plan that is affordable and provides functionality! Expansive 9'main level ceilings Chrome faucets in kitchen and baths Tankless water heater Garage door opener Low-maintenance vinyl flooring in baths and laundry Builder warranty and much more! Love the community you

Key facts

• Granite countertops
• 2 garage spots
• Listed 19 days

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• SMART HOME TECHNOLOGY PACKAGE
• EXPANSIVE MAIN LEVEL CEILINGS
• TANKLESS WATER HEATER
• LOW-MAINTENANCE VINYL FLOORING

Property features AI

Finance

• Other: List price listed (refer to listing for current price and details)

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Home design: Single-family plan (Henley); New construction plan
• Exterior features: Address: 957 Andrews Crest Dr, Berthoud, CO 80513

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan model: Henley; Living area of 2649

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $560k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $178 ($2k/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 $512k (8.5% below list).
• Recommended offer: $512k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.2% in Berthoud — 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 69/100 on livability (#100 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, cost of living F, health & safety F.
• Thompson School District R-2J (suburban): math 28% / reading 48% proficiency, ranked #28 of 86 in CO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Berthoud Elementary School (math 54% / reading 57%, grade C+, #143 of 966 statewide, top 15%, 509 students, 18% FRL); Turner Middle School (math 37% / reading 52%, grade D, #56 of 270 statewide, top 23%, 461 students, 19% FRL); Berthoud High School (math 37% / reading 62%, grade D, #115 of 381 statewide, top 34%, 691 students, 15% FRL).
• Market conditions: 368 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).
• At $5,124/mo this rent would consume 49% of the median local household income ($127k/yr) (locally 55% 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 $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($552k) is reasonable based on typical stale-listing flexibility.

Recommended offer $512,400 (8.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.1

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-79,329
• Equity at exit: $83,496

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-54,166
• Equity at exit: $48,418

Cash invested: $156,797 (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 80513

• Active inventory: 368
• Price-to-rent: 19.7×

Monthly cashflow live

• Estimated rent: $5,124 medium
• Mortgage (P&I): −$2,937
• Tax est. 1.5%: −$700 /mo · $8,400/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,076
• Net cashflow: $178

Break-even live

Break-even rent $4,899

Max offer price $559,990

Occupancy floor 92%

Sensitivity live

Price	-10% $565	-5% $371	+0% $178	+5% $-16	+10% $-209
Rent	-10% $-227	-5% $-24	+0% $178	+5% $380	+10% $583
Rate	-1.0pp $460	-0.5pp $320	base $178	+0.5pp $33	+1.0pp $-115

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,369
1× unit	3	2	$2,755
Total (2 units)			$5,124

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: $139,998
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1695 Vantage Pkwy Berthoud, CO	4.0	2.5	3314	$4,200	$1.27	25d	1	0.24mi
716 N 4th St Berthoud, CO	4.0	4.0	3000	$4,200	$1.40	25d	1	0.85mi
1512 Chokeberry St Berthoud, CO	4.0	3.5	2648	$3,169	$1.20	15d	1	0.86mi
1232 Chilcott St Berthoud, CO	4.0	2.5	2258	$3,100	$1.37	25d	1	1.05mi

Listing history 13 events

1. 2026-06-21
   days on market $559,990 Active 19 DOM
2. 2026-06-18
   days on market $559,990 Active 16 DOM
3. 2026-06-17
   days on market $559,990 Active 15 DOM
4. 2026-06-16
   days on market $559,990 Active 14 DOM
5. 2026-06-15
   days on market $559,990 Active 13 DOM
6. 2026-06-14
   days on market $559,990 Active 11 DOM
7. 2026-06-13
   days on market $559,990 Active 10 DOM
8. 2026-06-10
   days on market $559,990 Active 8 DOM
9. 2026-06-09
   days on market $559,990 Active 7 DOM
10. 2026-06-08
    days on market $559,990 Active 6 DOM
11. 2026-06-07
    days on market $559,990 Active 5 DOM
12. 2026-06-03
    remarks 695-char remark
13. 2026-06-03
    listed $559,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $61,488
• − Mortgage interest: −$31,368
• − Property taxes: −$8,400
• − Insurance: −$2,800
• − Repairs & maintenance: −$4,919
• − Management: −$4,919
• − Depreciation: −$16,291
• Taxable loss: −$7,209
• Est. tax savings @ 24.0%: +$1,730
• After-tax cash flow: $3,866/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This Henley plan is in excellent condition with no visible repairs needed. It offers a spacious floor plan and upgraded finishes, making it an attractive investment.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Improves aesthetics and is easier to maintain
• Both Install smart home technology — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and is easier to maintain ↑
• Both Install smart home technology — Enhances convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Thompson School District R-2J
• NCES district ID: 0805400
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $63,040
• Composite: 34.01/100
• National rank: #5313
• State rank: #28 of 86 in CO

Livability — Berthoud

• Score: 69/100
• State rank: #100
• US rank: #8538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berthoud, CO
• County: Larimer County · 338,255 people
• City population: 18,271
• Metro: Fort Collins, CO
• Population (ZIP): 18,271
• Household income: $126,726
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 55.0

Population outlook (Larimer County) Hauer SSP2

• Today (2025): 415,361 people
• By 2030: 457,762 · +10.2%
• By 2040: 542,310 · +30.6%
• By 2050: 627,048 · +51.0%
• By 2075: 833,722 · +100.7%
• By 2100: 952,590 · +129.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 6% Romanian 4% Lithuanian 4%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Larimer

• 2024 margin: D (+17.6) · D 57.4% · R 39.8% · Other 2.9%
• 2008→2024 swing: +7.9pp toward D · 2008: 9.7pp · 2024: 17.6pp
• All cycles: 2024: D+17.6 2020: D+15.4 2016: D+4.9 2012: D+5.2 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -411.30%
• Current HPI: 260.0027
• Rent YoY: —
• Metro: Fort Collins, 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