9464 Newton St · Westminster, CO 80031

$345,500

4 bd · 3.0 ba · 1,914 sqft · SingleFamily public records · 19 Days on market

Built 1972 9,438 sqft lot Est $511k · 32% under

---

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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible investment opportunity awaits in this 2-story home with full basement, attached 2-car garage and wood burning fireplace located in the popular Sunset Ridge community! Home is priced accordingly due to needed Structural Repairs. Perfect for a rental or investor looking to add to their investment portfolio. (WATER CAN NOT BE TURNED ON)> Although the water cannot be turned on for your home inspection due to the plumbing not passing an air pressure test, the potential in the home is endless. The Seller will not entertain any repairs at this price. Strictly sold As Is! See Engineers Report in MLS Documents Section.

Key facts

• Full basement
• 9,438 sq ft lot
• 2 garage spots

Tags

• FULL BASEMENT
• WOOD BURNING FIREPLACE
• SUNSET RIDGE COMMUNITY

Property features AI

Finance

• Other: Lot approximately 0.22 acres (9,438 sq ft); Zoning: RES
• Financial info: Ownership listed as government

Exterior

• Parking: Attached 2-car garage; Concrete parking surfaces; 2 parking spaces total
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available and connected (110V and 220V); Natural gas available and connected; Cable available; Wired internet available; Phone service available
• Home design: Single family residence (residential); Two levels; Faces west; Property listed as a fixer; Property unattached
• Construction: Brick, frame, and vinyl siding construction; Composition roof; Concrete perimeter foundation; Built structure reported as house
• Exterior features: Garden; Rain gutters; Covered front porch and patio; Partial fencing; Located on a cul-de-sac; Near public transit; Sloped lot; Paved, publicly maintained road frontage

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: 5 bedrooms total (4 upper level, 1 in basement)
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 3 bathrooms total (1 full, 1 three-quarter, 1 half; 2 on upper level, 1 on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Pantry; Primary suite; Double pane windows; Unfurnished; Has basement (unfinished with bath stubbed); 8 ft basement ceiling; Wood-burning fireplace in family room
• Laundry & utility: In-unit laundry with sink

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $346k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $302k (12.7% below list).
• Recommended offer: $302k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.8% in Westminster — 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 70/100 on livability (#81 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: health & safety D, crime D-, amenities F.
• Westminster Public Schools (suburban): math 11% / reading 22% proficiency, ranked #81 of 86 in CO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sunset Ridge Elementary School (math 30% / reading 17%, grade F, #634 of 966 statewide, top 67%, 328 students, 79% FRL); Shaw Heights Middle School (math 2% / reading 12%, grade F, #260 of 270 statewide, top 99%, 564 students, 80% FRL); Westminster High School (math 10% / reading 33%, grade F, #313 of 381 statewide, top 82%, 2,021 students, 79% FRL).
• Market conditions: Rents soft (-0.9%/yr); 258 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).
• This rent runs 34% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Adams County population projected at +44% 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 ($340k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $301,573 (12.7% below list)

Questions for the listing agent

1. Built in 1972 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.87% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $511,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3550 Kassler Pl	0.10mi	4/2.0	1,850 (-3%)	3mo	$510,000	$276	84
3591 Kassler Pl	0.06mi	3/2.0 (-1)	1,850 (-3%)	2mo	$499,999	$270	81
3481 W 95th Ave	0.17mi	4/2.0	1,850 (-3%)	2mo	$515,000	$278	80
3270 W 93rd Ave	0.40mi	4/2.0	1,900 (-1%)	0mo	$508,000	$267	76
9182 Meade St	0.42mi	3/3.0 (-1)	1,984 (+4%)	0mo	$410,000	$207	69
3391 W 92nd Pl	0.33mi	5/2.0 (+1)	1,998 (+4%)	1mo	$485,000	$243	68
3180 Mowry Pl	0.43mi	4/2.0	1,840 (-4%)	2mo	$465,000	$253	68
3330 W 95th Ave	0.32mi	4/2.0	1,728 (-10%)	2mo	$476,000	$275	63
3230 W 93rd Ave	0.42mi	5/2.0 (+1)	2,132 (+11%)	2mo	$555,000	$260	51
9008 Lasalle Pl	0.63mi	3/1.0 (-1)	1,850 (-3%)	2mo	$395,000	$214	50
9150 Stuart St	0.54mi	3/2.0 (-1)	1,718 (-10%)	1mo	$535,000	$311	48
9836 Hooker Ct	0.60mi	3/3.0 (-1)	2,160 (+13%)	0mo	$567,000	$263	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-55,186
• Equity at exit: $51,515

10-year hold

• IRR: -14.4%
• Equity multiple: 0.28×
• Total profit: $-69,941
• Equity at exit: $29,873

Cash invested: $96,740 (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 80031

• Rents YoY: -0.9%
• Active inventory: 258
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,016 high
• Mortgage (P&I): −$1,812
• Tax from tax record: −$274 /mo · $3,294/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $152

Break-even live

Break-even rent $2,823

Max offer price $345,500

Occupancy floor 90%

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: $86,375
• Closing costs: $10,365
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3390 W 96th Ave Westminster, CO	3.0	2.0	1665	$2,895	$1.74	5d	1	0.26mi
3323 W 96th Cir Westminster, CO	1.0–3.0	1.0–3.0	1190	$3,339	$2.81	1d	21	0.29mi
9301 Julian Way Westminster, CO	4.0	2.5	2200	$2,750	$1.25	11d	1	0.29mi
3601 W 90th Ave Westminster, CO	3.0	2.0	1770	$2,850	$1.61	24d	1	0.59mi
3601 W 90th Ave Unit 1 Westminster, CO	3.0	2.5	1770	$2,850	$1.61	24d	1	0.59mi
10154 Wyandott Cir N Thornton, CO	3.0	2.5	1464	$2,465	$1.68	16d	1	1.38mi
2131 W 101st Cir Thornton, CO	4.0	4.0	2598	$3,050	$1.17	11d	1	1.42mi
1921 W 101st Ave Unit 1921 Thornton, CO	3.0	2.5	1335	$2,800	$2.10	14d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $345,500 Active 19 DOM
2. 2026-06-17
   remarks 686-char remark
3. 2026-06-17
   status $345,500 Active 18 DOM
4. 2026-06-13
   statusdays on market $345,500 Pending 18 DOM
5. 2026-06-09
   days on market $345,500 Active 15 DOM
6. 2026-06-08
   days on market $345,500 Active 14 DOM
7. 2026-06-07
   days on market $345,500 Active 13 DOM
8. 2026-06-04
   statusdays on market $345,500 Active 10 DOM
9. 2026-06-02
   remarks 656-char remark
10. 2026-05-11
    status Pending 632-char remark

    Show marketing remark (632 chars)

    Incredible investment opportunity awaits in this 2-story home with full basement, attached 2-car garage and wood burning fireplace located in the popular Sunset Ridge community! Home is priced accordingly due to needed Structural Repairs. Perfect for a rental or investor looking to add to their investment portfolio. (WATER CAN NOT BE TURNED ON)> Although the water cannot be turned on for your home inspection due to the plumbing not passing an air pressure test, the potential in the home is endless. The Seller will not entertain any repairs at this price. Strictly sold As Is! See Engineers Report in MLS Documents Section.

11. 2026-05-11
    status Pending 632-char remark

    Show marketing remark (632 chars)

    Incredible investment opportunity awaits in this 2-story home with full basement, attached 2-car garage and wood burning fireplace located in the popular Sunset Ridge community! Home is priced accordingly due to needed Structural Repairs. Perfect for a rental or investor looking to add to their investment portfolio. (WATER CAN NOT BE TURNED ON)> Although the water cannot be turned on for your home inspection due to the plumbing not passing an air pressure test, the potential in the home is endless. The Seller will not entertain any repairs at this price. Strictly sold As Is! See Engineers Report in MLS Documents Section.

12. 2026-05-02
    listed $345,500 Active 632-char remark

    Show marketing remark (632 chars)

    Incredible investment opportunity awaits in this 2-story home with full basement, attached 2-car garage and wood burning fireplace located in the popular Sunset Ridge community! Home is priced accordingly due to needed Structural Repairs. Perfect for a rental or investor looking to add to their investment portfolio. (WATER CAN NOT BE TURNED ON)> Although the water cannot be turned on for your home inspection due to the plumbing not passing an air pressure test, the potential in the home is endless. The Seller will not entertain any repairs at this price. Strictly sold As Is! See Engineers Report in MLS Documents Section.

13. 2026-05-02
    listed $345,500 Active 632-char remark

    Show marketing remark (632 chars)

    Incredible investment opportunity awaits in this 2-story home with full basement, attached 2-car garage and wood burning fireplace located in the popular Sunset Ridge community! Home is priced accordingly due to needed Structural Repairs. Perfect for a rental or investor looking to add to their investment portfolio. (WATER CAN NOT BE TURNED ON)> Although the water cannot be turned on for your home inspection due to the plumbing not passing an air pressure test, the potential in the home is endless. The Seller will not entertain any repairs at this price. Strictly sold As Is! See Engineers Report in MLS Documents Section.

14. 2025-09-28
    historical
15. 2025-08-15
    price $389,000
16. 2025-08-15
    price $389,000
17. 2025-07-31
    status Active
18. 2025-07-31
    price $394,900
19. 2025-07-31
    status Active
20. 2025-07-31
    price $394,900
21. 2025-07-28
    status Pending
22. 2025-07-28
    status Pending
23. 2025-07-27
    historical
24. 2025-07-23
    status Active
25. 2025-07-23
    status Pending
26. 2025-07-23
    status Active
27. 2025-07-19
    status Pending
28. 2025-07-19
    status Pending Accepting Backup Offers
29. 2025-07-16
    status Active
30. 2025-07-16
    status Active
31. 2025-07-15
    price $409,900
32. 2025-07-15
    price $409,900
33. 2025-02-12
    status Pending
34. 2025-02-12
    status Pending
35. 2025-01-21
    historical
36. 2025-01-21
    historical
37. 2025-01-21
    historical
38. 2025-01-21
    historical
39. 2025-01-10
    price $443,500
40. 2025-01-10
    price $443,500
41. 2025-01-02
    price $470,000
42. 2025-01-02
    price $470,000
43. 2024-12-12
    price $475,000
44. 2024-12-12
    price $475,000
45. 2024-12-03
    listed $500,000 Active
46. 2024-12-03
    listed $500,000 Active
47. 2022-07-06
    soldstatus $634,000
48. 2022-06-30
    soldstatus $634,000
49. 2022-06-30
    soldstatus $634,000 Closed
50. 2022-05-29
    status Pending Accepting Backup Offers

ⓘ 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: $3,294 · $274/mo
• Projected year-2 tax: $3,294 · $274/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,189
• − Mortgage interest: −$19,353
• − Property taxes: −$3,294
• − Insurance: −$1,728
• − Repairs & maintenance: −$2,895
• − Management: −$2,895
• − Depreciation: −$10,051
• Taxable loss: −$4,027
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $2,792/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: Westminster Public Schools
• NCES district ID: 0807230
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $49,069
• Composite: 14.88/100
• National rank: #9376
• State rank: #81 of 86 in CO

Livability — Westminster

• Score: 70/100
• State rank: #81
• US rank: #7330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, CO
• County: Adams County · 464,133 people
• City population: 152,898
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 35,584
• Household income: $107,422
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1056.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 26% Two or more races 14% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Portuguese 3% Romanian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 13% Other Indo-European 1% Vietnamese 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: ▼ -425.52%
• Current HPI: 247.4481
• Rent YoY: ▼ -0.88%
• Metro: Denver-Aurora-Lakewood, 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

+45.5% since first listed

53 events — show timeline

• 2026-05-11 Pending — IRES
• 2026-05-11 Pending — REColorado as Distributed by MLS Grid
• 2026-05-02 Listed $345,500 REColorado as Distributed by MLS Grid
• 2026-05-02 Listed $345,500 IRES
• 2025-09-28 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-08-15 Price Changed $389,000 IRES
• 2025-08-15 Price Changed $389,000 REColorado as Distributed by MLS Grid
• 2025-07-31 Relisted — IRES
• 2025-07-31 Price Changed $394,900 IRES
• 2025-07-31 Relisted — REColorado as Distributed by MLS Grid
• 2025-07-31 Price Changed $394,900 REColorado as Distributed by MLS Grid
• 2025-07-28 Pending — IRES
• 2025-07-28 Pending — REColorado as Distributed by MLS Grid
• 2025-07-27 Listing Removed — IRES
• 2025-07-23 Relisted — IRES
• 2025-07-23 Pending — IRES
• 2025-07-23 Relisted — REColorado as Distributed by MLS Grid
• 2025-07-19 Pending — IRES
• 2025-07-19 Pending — REColorado as Distributed by MLS Grid
• 2025-07-16 Relisted — IRES
• 2025-07-16 Relisted — REColorado as Distributed by MLS Grid
• 2025-07-15 Price Changed $409,900 IRES
• 2025-07-15 Price Changed $409,900 REColorado as Distributed by MLS Grid
• 2025-02-12 Pending — IRES
• 2025-02-12 Pending — REColorado as Distributed by MLS Grid
• 2025-01-21 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-01-21 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-01-21 Listing Removed — IRES
• 2025-01-21 Listing Removed — IRES
• 2025-01-10 Price Changed $443,500 IRES
• 2025-01-10 Price Changed $443,500 REColorado as Distributed by MLS Grid
• 2025-01-02 Price Changed $470,000 IRES
• 2025-01-02 Price Changed $470,000 REColorado as Distributed by MLS Grid
• 2024-12-12 Price Changed $475,000 IRES
• 2024-12-12 Price Changed $475,000 REColorado as Distributed by MLS Grid
• 2024-12-03 Listed $500,000 REColorado as Distributed by MLS Grid
• 2024-12-03 Listed $500,000 IRES
• 2022-07-06 Sold (Public Records) $634,000 Public Records
• 2022-06-30 Sold (MLS) $634,000 REColorado as Distributed by MLS Grid
• 2022-06-30 Sold (MLS) $634,000 IRES
• 2022-05-29 Pending — REColorado as Distributed by MLS Grid
• 2022-05-19 Listed $625,000 REColorado as Distributed by MLS Grid
• 2022-05-19 Listed $625,000 IRES
• 2014-04-24 Sold (Public Records) $234,000 Public Records
• 2014-04-22 Sold (MLS) $234,000 REColorado as Distributed by MLS Grid
• 2014-03-22 Pending — REColorado as Distributed by MLS Grid
• 2014-03-20 Relisted — REColorado as Distributed by MLS Grid
• 2014-03-17 Pending — REColorado as Distributed by MLS Grid
• 2014-03-15 Listed $227,500 REColorado as Distributed by MLS Grid
• 2014-02-11 Sold (Public Records) $215,000 Public Records
• 2014-02-07 Sold (MLS) $215,000 REColorado as Distributed by MLS Grid
• 2014-01-25 Pending — REColorado as Distributed by MLS Grid
• 2014-01-11 Listed $237,500 REColorado as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $3,294 · +1.2% YoY. Source: county tax records.