1220 Mackay Ct · Dacono, CO 80514

$250,000

3 bd · 2.0 ba · 1,655 sqft · Manufactured public records · 16 Days on market

Built 1971 8,276 sqft lot Est $311k · 20% under

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Why this score? — see what drove the B- 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.7/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No HOA or Lot Lease! Lots of square feet for the money, lots of potential. OVERSIZED LOT! 3 bedrooms and an office, plus area above garage. Tons of excess storage, with 2 car detached garage PLUS covered RV parking and storage sheds. Full fenced yard with sprinkler system. Property will not qualify for secondary market financing. Cash or Portfolio lending only; Sold AS IS. Buyer to verify sq ft and room dimensions. Property needs work.

Key facts

• No lot fee
• Largest lots
• No hoa

Tags

• LARGEST LOTS
• NO HOA
• NO LOT FEE
• UNFINISHED APARTMENT ADU
• ROUGH INS FOR A BATHROOM
• ROUGH INS FOR LAUNDRY

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Oversized garage; Carriage house
• Utilities: City water with meter installed; Public sewer; Natural gas available (United Power); Electricity available
• Home design: Single-story residence; Residential, mixed-use property
• Construction: Vinyl siding; Metal roof
• Exterior features: Enclosed patio/porch; Fenced yard; Outbuildings/storage; Abuts private open space; Located on a cul-de-sac

Interior

• Kitchen: Gas range; Self-cleaning oven; Dishwasher; Refrigerator; Microwave
• Bedrooms: 4 bedrooms
• Bathrooms: Two 3/4 bathrooms; Additional bath rough-in
• Heating & cooling: Forced air heating; Evaporative cooling; Ceiling fans
• Interior features: Eat-in kitchen; Workshop; Window coverings; Circulating fireplace
• Laundry & utility: Washer/dryer not specified (no laundry appliances listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.3% in Dacono — 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 59/100 on livability (#267 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, cost of living D-.
• St. Vrain Valley School District No. Re1J (suburban): math 32% / reading 51% proficiency, ranked #23 of 86 in CO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thunder Valley Pk-8 (math 10% / reading 22%, grade F, #781 of 966 statewide, top 82%, 832 students, 57% FRL); Frederick Senior High School (math 21% / reading 53%, grade F, #196 of 381 statewide, top 53%, 1,412 students, 34% FRL) — zoned schools average 46% FRL vs 27% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the St. Vrain Valley School District No. Re1J average; the district grade overstates school quality for this exact location.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $55k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $250k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 1.17% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $311,140
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6120 Needlegrass Grn	0.45mi	3/2.0	1,568 (-5%)	2mo	$295,000	$188	68
1201 Mackay Ct	0.09mi	3/2.0	1,448 (-12%)	10mo	$330,000	$228	66
1209 Macintyre Ct	0.17mi	3/2.0	1,420 (-14%)	7mo	$370,000	$261	63
6100 Bluestem Grn	0.38mi	3/2.0	1,833 (+11%)	3mo	$185,000	$101	62
7951 Larkspur Cir	0.46mi	3/2.0	1,568 (-5%)	23mo	$289,995	$185	51
6195 Needlegrass Grn	0.48mi	3/2.0	1,568 (-5%)	23mo	$295,000	$188	49
6301 Indian Paintbrush St #109	0.55mi	3/2.0	1,442 (-13%)	5mo	$310,000	$215	49
7875 Sunflower Grn	0.58mi	3/2.0	1,546 (-7%)	17mo	$275,000	$178	48
6281 Cattail Grn	0.56mi	3/2.0	1,479 (-11%)	21mo	$299,000	$202	38
7850 Cattail Grn	0.57mi	2/2.0 (-1)	1,446 (-13%)	22mo	$265,000	$183	29

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,995
• Equity at exit: $37,276

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $58,572
• Equity at exit: $21,615

Cash invested: $70,000 (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 80514

• Home prices YoY: -19.1%
• Active inventory: 47
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,919 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $683

Break-even live

Break-even rent $2,054

Max offer price $250,000

Occupancy floor 72%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Huntington Ave Dacono, CO	3.0	2.5	2013	$2,919	$1.45	13d	1	0.66mi

Listing history 28 events

1. 2026-06-18
   days on market $250,000 Active 16 DOM
2. 2026-06-17
   days on market $250,000 Active 15 DOM
3. 2026-06-16
   days on market $250,000 Active 14 DOM
4. 2026-06-15
   days on market $250,000 Active 13 DOM
5. 2026-06-14
   days on market $250,000 Active 11 DOM
6. 2026-06-13
   days on market $250,000 Active 10 DOM
7. 2026-06-09
   days on market $250,000 Active 7 DOM
8. 2026-06-09
   days on market $250,000 Active 6 DOM
9. 2026-06-07
   days on market $250,000 Active 5 DOM
10. 2026-06-03
    days on marketlisting id $250,000 Active 1 DOM
11. 2026-06-02
    days on market $250,000 Active 60 DOM
12. 2026-06-01
    days on market $250,000 Active 59 DOM
13. 2026-05-31
    days on market $250,000 Active 58 DOM
14. 2026-05-30
    days on market $250,000 Active 57 DOM
15. 2026-05-15
    price $250,000
16. 2026-04-24
    price $275,000
17. 2026-04-15
    price $299,000
18. 2026-04-03
    listed $305,000 Active
19. 2016-07-08
    soldstatus $110,000
20. 2016-07-07
    historical 439-char remark

    Show marketing remark (439 chars)

    No HOA or Lot Lease! Lots of square feet for the money, lots of potential. OVERSIZED LOT! 3 bedrooms and an office, plus area above garage. Tons of excess storage, with 2 car detached garage PLUS covered RV parking and storage sheds. Full fenced yard with sprinkler system. Property will not qualify for secondary market financing. Cash or Portfolio lending only; Sold AS IS. Buyer to verify sq ft and room dimensions. Property needs work.

21. 2016-07-06
    soldstatus $110,000 Sold 439-char remark

    Show marketing remark (439 chars)

    No HOA or Lot Lease! Lots of square feet for the money, lots of potential. OVERSIZED LOT! 3 bedrooms and an office, plus area above garage. Tons of excess storage, with 2 car detached garage PLUS covered RV parking and storage sheds. Full fenced yard with sprinkler system. Property will not qualify for secondary market financing. Cash or Portfolio lending only; Sold AS IS. Buyer to verify sq ft and room dimensions. Property needs work.

22. 2016-06-03
    historical Active - Backup 439-char remark

    Show marketing remark (439 chars)

    No HOA or Lot Lease! Lots of square feet for the money, lots of potential. OVERSIZED LOT! 3 bedrooms and an office, plus area above garage. Tons of excess storage, with 2 car detached garage PLUS covered RV parking and storage sheds. Full fenced yard with sprinkler system. Property will not qualify for secondary market financing. Cash or Portfolio lending only; Sold AS IS. Buyer to verify sq ft and room dimensions. Property needs work.

23. 2016-05-27
    listed $135,000 Active 439-char remark

    Show marketing remark (439 chars)

    No HOA or Lot Lease! Lots of square feet for the money, lots of potential. OVERSIZED LOT! 3 bedrooms and an office, plus area above garage. Tons of excess storage, with 2 car detached garage PLUS covered RV parking and storage sheds. Full fenced yard with sprinkler system. Property will not qualify for secondary market financing. Cash or Portfolio lending only; Sold AS IS. Buyer to verify sq ft and room dimensions. Property needs work.

24. 2011-06-13
    soldstatus $51,000 Sold 195-char remark

    Show marketing remark (195 chars)

    This home is priced to sell! It features and additional 341 sq ft sunroom, 112 sq ft workshop in garage, and bonus rooms above the garage with approx. 537 unfinished sq ft. including a half bath.

25. 2011-06-13
    soldstatus $51,000

    Show marketing remark (195 chars)

    This home is priced to sell! It features and additional 341 sq ft sunroom, 112 sq ft workshop in garage, and bonus rooms above the garage with approx. 537 unfinished sq ft. including a half bath.

26. 2011-01-27
    status Under Contract 195-char remark

    Show marketing remark (195 chars)

    This home is priced to sell! It features and additional 341 sq ft sunroom, 112 sq ft workshop in garage, and bonus rooms above the garage with approx. 537 unfinished sq ft. including a half bath.

27. 2011-01-03
    price $99,500 195-char remark

    Show marketing remark (195 chars)

    This home is priced to sell! It features and additional 341 sq ft sunroom, 112 sq ft workshop in garage, and bonus rooms above the garage with approx. 537 unfinished sq ft. including a half bath.

28. 2010-12-28
    listed $105,000 Active 195-char remark

    Show marketing remark (195 chars)

    This home is priced to sell! It features and additional 341 sq ft sunroom, 112 sq ft workshop in garage, and bonus rooms above the garage with approx. 537 unfinished sq ft. including a half bath.

ⓘ 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: $2,489 · $207/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 6 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,028
• − Mortgage interest: −$14,004
• − Property taxes: −$2,489
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,802
• − Management: −$2,802
• − Depreciation: −$7,273
• Taxable income: $4,408
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $7,143/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: St. Vrain Valley School District No. Re1J
• NCES district ID: 0805370
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $71,571
• Composite: 37.73/100
• National rank: #4353
• State rank: #23 of 86 in CO

Livability — Dacono

• Score: 59/100
• State rank: #267
• US rank: #19762

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: Dacono, CO
• Population (ZIP): 6,419

Population outlook (Weld County) Hauer SSP2

• Today (2025): 351,957 people
• By 2030: 385,304 · +9.5%
• By 2040: 451,818 · +28.4%
• By 2050: 514,478 · +46.2%
• By 2075: 648,733 · +84.3%
• By 2100: 720,400 · +104.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 29% Two or more races 12% Asian 5%
• Hispanic origin (detail): Mexican 26% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Portuguese 2%
• Foreign-born: 12% · Canada
• Languages at home: 79% English-only · Spanish 16% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Weld

• 2024 margin: Strong R (+21.0) · D 38.2% · R 59.2% · Other 2.6%
• 2008→2024 swing: -12.2pp toward R · 2008: -8.7pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+18.0 2016: R+22.4 2012: R+13.2 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.44%
• Current HPI: 281.4192
• 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

Price history

+138.1% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $250,000 IRES
• 2026-04-24 Price Changed $275,000 IRES
• 2026-04-15 Price Changed $299,000 IRES
• 2026-04-03 Listed $305,000 IRES
• 2016-07-08 Sold (Public Records) $110,000 Public Records
• 2016-07-07 Listing Removed — IRES
• 2016-07-06 Sold (MLS) $110,000 IRES
• 2016-06-03 Contingent — IRES
• 2016-05-27 Listed $135,000 IRES
• 2011-06-13 Sold (Public Records) $51,000 Public Records
• 2011-06-13 Sold (MLS) $51,000 REColorado as Distributed by MLS Grid
• 2011-01-27 Pending — REColorado as Distributed by MLS Grid
• 2011-01-03 Price Changed $99,500 REColorado as Distributed by MLS Grid
• 2010-12-28 Listed $105,000 REColorado as Distributed by MLS Grid

Property tax history

+11.1%/yr

Latest (2025): $2,489 · +107.1% YoY. Source: county tax records.