45931 Mill Ave · Bennett, CO 80102

$467,400

4 bd · 2.0 ba · 1,824 sqft · SingleFamily · 4 Days on market

Built 2026 5,000 sqft lot Est $449k · at est. $100/mo HOA · 3% 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).

• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• ARV discount +5.6/15.0
• 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 +1.3/10.0

Listing remarks

* * * * Contact builder today about Special Financing for this home – terms and conditions apply Anticipated Completion August 2026! Feel right at home in this beautiful Hartford ranch plan located in Muegge Farms community. Featuring 4 beds, 2 baths, great room, kitchen and 2 car garage. Beautiful upgrades and finishes throughout including luxury vinyl plank flooring, stainless steel appliances and more. The builder provides the latest in energy efficiency and state of the art technology with several fabulous floor plans to choose from. What some builders consider high-end upgrades, this builder makes a standard inclusion. Muegge Farms offers single family homes for every lifes

Key facts

• Hartford ranch plan
• Energy efficiency
• Fence included

Tags

• HARTFORD RANCH PLAN
• MUEGGE FARMS COMMUNITY
• ENERGY EFFICIENCY
• STATE OF THE ART TECHNOLOGY
• REAR YARD LANDSCAPING
• FENCE INCLUDED

Property features AI

Finance

• Other: Address: 45931 Mill Ave, Bennett CO 80102; Inventory type: Spec; Plan name: Hartford; Listing last modified: 2026-06-09
• Financial info: List price $467,400

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family property; Active listing
• Exterior features: Living area approximately 1,824

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built Hartford plan

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $467k.

Deal economics

• At list price, monthly cash flow is $-668 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (27.9% below list).
• Recommended offer: $337k (27.9% 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+, amenities F, commute 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.
• Zoned schools: Bennett Elementary School (math 24% / reading 12%, grade F, #745 of 966 statewide, top 77%, 257 students, 37% FRL); Bennett Middle School (math 8% / reading 42%, grade F, #168 of 270 statewide, top 63%, 304 students, 38% FRL); Bennett High School (math 22% / reading 47%, grade F, #209 of 381 statewide, top 56%, 427 students, 25% FRL).
• Market conditions: 213 active listings in the ZIP; 2 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 $50k of equity ($3k loan paydown + $47k 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 ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $337,016 (27.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $448,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45886 Mill Ave	0.06mi	4/3.0	1,880 (+3%)	1mo	$451,400	$240	87
45870 Mill Ave	0.08mi	4/3.0	1,880 (+3%)	3mo	$474,900	$253	85
45840 Laceleaf Dr	0.23mi	3/3.0 (-1)	1,725 (-5%)	3mo	$435,000	$252	69
46581 Sunflower Ln	0.41mi	4/4.0	1,930 (+6%)	3mo	$481,720	$250	61
46537 Sunflower Ln	0.38mi	4/4.0	1,944 (+7%)	4mo	$429,999	$221	60
46589 Sunflower Ln	0.43mi	3/3.0 (-1)	1,944 (+7%)	1mo	$459,390	$236	59
46573 Sunflower Ln	0.41mi	3/3.0 (-1)	1,944 (+7%)	3mo	$467,999	$241	58
46561 Sunflower Ln	0.40mi	4/4.0	1,944 (+7%)	5mo	$447,000	$230	58
46569 Sunflower Ln	0.41mi	3/3.0 (-1)	1,944 (+7%)	4mo	$424,999	$219	58
46526 Avery Ln	0.44mi	3/2.0 (-1)	1,643 (-10%)	3mo	$419,990	$256	56
46521 Avery Ln	0.42mi	3/2.0 (-1)	1,643 (-10%)	5mo	$409,000	$249	55
46570 Avery Ln	0.47mi	3/3.0 (-1)	1,643 (-10%)	4mo	$404,999	$246	49

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: 20.0%
• Equity multiple: 2.62×
• Total profit: $212,146
• Equity at exit: $421,071

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $658,400
• Equity at exit: $908,055

Cash invested: $130,872 (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: 213
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,370 medium
• Mortgage (P&I): −$2,451
• Tax est. 1.5%: −$584 /mo · $7,011/yr
• Insurance: −$195
• HOA: −$100
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $-668

Break-even live

Break-even rent $4,215

Max offer price $370,787

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-506	+0% $-668	+5% $-829	+10% $-991
Rent	-10% $-934	-5% $-801	+0% $-668	+5% $-535	+10% $-401
Rate	-1.0pp $-432	-0.5pp $-549	base $-668	+0.5pp $-789	+1.0pp $-912

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: $116,850
• Closing costs: $14,022
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Racer St Bennett, CO	4.0	3.0	2536	$3,500	$1.38	25d	1	0.28mi
239 Adams St Bennett, CO	3.0	2.5	1653	$3,000	$1.81	25d	1	1.00mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 10 events

1. 2026-06-21
   days on market $467,400 Active 4 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   days on marketlisting id $467,400 Active 1 DOM
4. 2026-06-17
   days on market $467,400 Active 8 DOM
5. 2026-06-16
   days on market $467,400 Active 7 DOM
6. 2026-06-15
   days on market $467,400 Active 6 DOM
7. 2026-06-13
   days on market $467,400 Active 4 DOM
8. 2026-06-13
   days on market $467,400 Active 3 DOM
9. 2026-06-10
   remarks 389-char remark
10. 2026-06-10
    listed $467,400 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: $40,442
• − Mortgage interest: −$26,182
• − Property taxes: −$7,011
• − Insurance: −$2,337
• − Repairs & maintenance: −$3,235
• − Management: −$3,235
• − HOA: −$1,200
• − Depreciation: −$13,597
• Taxable loss: −$16,356
• Est. tax savings @ 24.0%: +$3,925
• After-tax cash flow: $-4,087/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