46501 Sunflower Ln · Bennett, CO 80102

$417,175

3 bd · 2.5 ba · 1,464 sqft · SingleFamily · 385 Days on market

Built 2025 Est $389k · 7% over $60/mo HOA · 2% of rent

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• ARV discount +4.3/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.1/10.0
• DSCR +1.4/10.0

Listing remarks

This is a MODEL HOME, not for sale. . Discover The Shire, a thoughtfully designed 3-story home blending flexibility, style, and energy efficiency across 3 bedrooms and 2 bathrooms. With 1,464 sq. ft. of well-utilized space and an oversized 2-car insulated garage with built-in storage, this home is built for how you live today. Crafted for long-term comfort and savings, The Shire features 2x6 exterior walls, low-E double pane windows, LED lighting, a 96% high-efficiency furnace, and a Rheia HVAC system-all backed by our Energy Smart Guarantee to help keep monthly utility bills down. Tucked away on a quiet cul-de-sac, this home offers charming curb appeal with its multi-dimensional exterior,

Key facts

• Rheia hvac system
• Led lighting
• Cul-de-sac

Tags

• 2X6 EXTERIOR WALLS
• LOW-E DOUBLE PANE WINDOWS
• LED LIGHTING
• HIGH-EFFICIENCY FURNACE
• RHEIA HVAC SYSTEM
• CUL-DE-SAC

Property features AI

Finance

• HOA & community: Association fee of $60

Exterior

• Parking: 2 garage spaces (2 parking spaces total)
• Home design: Spec home — Plan name: Shire

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Living area of 1,464

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $417k.

Deal economics

• At list price, monthly cash flow is $-573 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (28.1% below list).
• Recommended offer: $300k (28.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#263 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-; Watch: cost of living D+, schools F, amenities F.
• Bennett School District No. 29J (rural): math 13% / reading 31% proficiency, ranked #69 of 86 in CO (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 212 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($367k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000 (28.1% 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 385 days. Have you received any prior offers? Is the seller open to a 28% 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 F-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: 0.72% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $389,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46577 Sunflower Ln	0.07mi	3/3.0	1,464 (0%)	3mo	$389,999	$266	92
46585 Sunflower Ln	0.08mi	3/3.0	1,464 (0%)	4mo	$383,490	$262	91
46541 Sunflower Ln	0.03mi	3/3.0	1,436 (-2%)	6mo	$370,000	$258	88
46514 Avery Ln	0.09mi	3/3.0	1,311 (-10%)	1mo	$370,000	$282	76
46534 Avery Ln	0.09mi	3/3.0	1,311 (-10%)	3mo	$359,990	$275	74
46526 Avery Ln	0.08mi	3/2.0	1,643 (+12%)	3mo	$419,990	$256	72
46521 Avery Ln	0.06mi	3/2.0	1,643 (+12%)	5mo	$409,000	$249	71
46570 Avery Ln	0.09mi	3/3.0	1,643 (+12%)	4mo	$404,999	$246	70
220 Mckinley Dr	0.42mi	4/2.0 (+1)	1,482 (+1%)	2mo	$325,000	$219	69
47349 Lily Ave	0.62mi	3/2.0	1,490 (+2%)	4mo	$415,000	$279	63
845 Madison Way	0.53mi	3/2.0	1,380 (-6%)	4mo	$378,900	$275	60
47385 Lily Ave	0.69mi	3/2.0	1,490 (+2%)	4mo	$397,500	$267	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $190,792
• Equity at exit: $375,824

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $590,713
• Equity at exit: $810,479

Cash invested: $116,809 (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 80102

• Home prices YoY: 3.1%
• Active inventory: 212
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$2,188
• Tax est. 1.5%: −$521 /mo · $6,258/yr
• Insurance: −$174
• HOA: −$60
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-573

Break-even live

Break-even rent $3,725

Max offer price $334,261

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-429	+0% $-573	+5% $-717	+10% $-861
Rent	-10% $-810	-5% $-692	+0% $-573	+5% $-455	+10% $-336
Rate	-1.0pp $-363	-0.5pp $-467	base $-573	+0.5pp $-681	+1.0pp $-791

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: $104,294
• Closing costs: $12,515
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Adams St Bennett, CO	3.0	2.5	1653	$3,000	$1.81	25d	1	0.77mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 14 events

1. 2026-06-18
   days on market $417,175 Active 385 DOM
2. 2026-06-17
   days on market $417,175 Active 384 DOM
3. 2026-06-16
   days on market $417,175 Active 383 DOM
4. 2026-06-15
   days on market $417,175 Active 382 DOM
5. 2026-06-13
   days on market $417,175 Active 380 DOM
6. 2026-06-13
   days on market $417,175 Active 379 DOM
7. 2026-06-09
   days on market $417,175 Active 376 DOM
8. 2026-06-08
   days on market $417,175 Active 375 DOM
9. 2026-06-07
   days on market $417,175 Active 374 DOM
10. 2026-06-04
    days on market $417,175 Active 371 DOM
11. 2026-06-03
    days on market $417,175 Active 370 DOM
12. 2026-06-02
    days on market $417,175 Active 369 DOM
13. 2026-06-01
    days on market $417,175 Active 368 DOM
14. 2026-05-31
    days on market $417,175 Active 367 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$23,368
• − Property taxes: −$6,258
• − Insurance: −$2,086
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$720
• − Depreciation: −$12,136
• Taxable loss: −$14,328
• Est. tax savings @ 24.0%: +$3,439
• After-tax cash flow: $-3,437/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: Bennett School District No. 29J
• NCES district ID: 0802430
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $69,795
• Composite: 21.39/100
• National rank: #8353
• State rank: #69 of 86 in CO

Livability — Bennett

• Score: 59/100
• State rank: #263
• US rank: #19691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bennett, CO
• City population: 5,994
• Population (ZIP): 5,994

Population outlook (Adams County) Hauer SSP2

• Today (2025): 598,184 people
• By 2030: 651,880 · +9.0%
• By 2040: 759,778 · +27.0%
• By 2050: 862,889 · +44.3%
• By 2075: 1,085,994 · +81.5%
• By 2100: 1,211,318 · +102.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 21% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Serbian 4% Italian 3% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Adams

• 2024 margin: Lean D (+9.0) · D 53.2% · R 44.1% · Other 2.7%
• 2008→2024 swing: -9.3pp toward R · 2008: 18.4pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+16.3 2016: D+7.2 2012: D+15.1 2008: D+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.94%
• Current HPI: 494.39
• 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