55470 E 27th Pl · Strasburg, CO 80136

$380,000

4 bd · 2.0 ba · 1,521 sqft · SingleFamily public records · 24 Days on market

Built 2004 7,500 sqft lot Est $386k · at est. $155/mo HOA · 5% 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).

• Cash flow +13.9/30.0
• ARV discount +8.2/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• 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

Step into this well-maintained 4-bedroom, 2-bath home offering a blend of comfort, updates, and convenience. Major improvements include a 5-year-old roof, fresh exterior paint (2 years old), newer appliances, an upgraded 55-gallon water heater, and enhanced climate-control systems for year-round efficiency. The property features a 2-car garage, plus two additional private parking spaces and ample off-street parking-a rare find, great for entertaining. Located within walking distance of the community pool and playground, this home offers easy access to neighborhood amenities while benefiting from low taxes. A fantastic opportunity for buyers seeking value, updates, and a great location. ****An extensive home warranty is included for added peace of mind!

Key facts

• 5 year old roof
• Newer appliances
• Fresh exterior paint

Tags

• 5 YEAR OLD ROOF
• FRESH EXTERIOR PAINT
• NEWER APPLIANCES
• UPGRADED WATER HEATER
• ENHANCED CLIMATE CONTROL
• PRIVATE PARKING SPACES

Property features AI

Finance

• HOA & community: Homeowners association administered by Colorado Management Specialist; Professionally managed; Monthly HOA fee of $155 (includes reserves, grounds maintenance, recycling, snow removal, trash); Community amenities: park, playground, pool

Exterior

• Parking: Total of 10 parking spaces (6 off-street spaces); 2-car garage
• Security: Carbon monoxide detector(s); Smoke detector(s); Video doorbell
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas connected
• Home design: Single-family residence; Two stories; Unattached property; P-U-D zoning
• Construction: Built with cement siding and frame construction; Composition roof; Crawl space basement
• Exterior features: Private yard; Front porch; Patio; Full fencing; Rain gutters; Paved road access

Interior

• Kitchen: Dishwasher; Range; Double oven
• Bedrooms: Four bedrooms total (two on the main level, two on the upper level)
• Flooring: Carpet; Tile
• Bathrooms: Two bathrooms total (one full bath, one three-quarter bath)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Double-pane windows; Carbon monoxide and smoke detectors; Video doorbell
• Laundry & utility: Laundry closet; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $45 ($542/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 $321k (15.4% below list).
• Recommended offer: $321k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% in Strasburg — 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 60/100 on livability (#238 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute F, cost of living F.
• Strasburg School District 31J (rural): math 36% / reading 47% proficiency, ranked #32 of 176 in CO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Strasburg Elementary School (math 30% / reading 42%, grade F, #420 of 966 statewide, top 44%, 562 students, 33% FRL); Hemphill Middle School (math 24% / reading 34%, grade F, #129 of 270 statewide, top 51%, 255 students, 36% FRL); Strasburg High School (math 27% / reading 67%, grade D-, #132 of 381 statewide, top 36%, 379 students, 29% FRL) — zoned schools average 33% FRL vs 17% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 119 active listings in the ZIP; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 24 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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.
• Current owner paid $234k; list at $380k implies a 62% 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 $321,361 (15.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.85% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $386,334
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55494 E 28th Pl	0.15mi	4/2.0	1,521 (0%)	5mo	$380,000	$250	89
3099 Quarterland St	0.39mi	4/2.0	1,521 (0%)	7mo	$400,000	$263	76
2773 Rose Hill St	0.14mi	4/2.0	1,350 (-11%)	2mo	$400,000	$296	72
2849 Rose Hill St	0.21mi	4/2.0	1,350 (-11%)	4mo	$300,000	$222	68
2974 Oxley St	0.36mi	3/3.0 (-1)	1,480 (-3%)	8mo	$375,900	$254	64
3003 Pershing St	0.36mi	3/3.0 (-1)	1,480 (-3%)	8mo	$379,900	$257	63
2971 Pershing St	0.34mi	3/3.0 (-1)	1,572 (+3%)	8mo	$429,900	$273	63
2937 Pershing St	0.31mi	3/2.0 (-1)	1,628 (+7%)	9mo	$450,000	$276	61
54860 E 27th Pl	0.41mi	3/2.0 (-1)	1,730 (+14%)	1mo	$427,510	$247	52
54820 E 27th Ave	0.44mi	3/2.0 (-1)	1,730 (+14%)	2mo	$435,000	$251	50
2707 Nantucket St	0.46mi	3/2.0 (-1)	1,730 (+14%)	2mo	$429,990	$249	49
2700 Mosker St	0.51mi	3/2.0 (-1)	1,730 (+14%)	4mo	$429,990	$249	45

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-58,734
• Equity at exit: $56,659

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-47,575
• Equity at exit: $32,855

Cash invested: $106,400 (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 80136

• Home prices YoY: -27.2%
• Active inventory: 119
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,214 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$188 /mo · $2,250/yr
• Insurance: −$158
• HOA: −$155
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $45

Break-even live

Break-even rent $3,156

Max offer price $380,000

Occupancy floor 94%

Sensitivity live

Price	-10% $260	-5% $153	+0% $45	+5% $-62	+10% $-170
Rent	-10% $-209	-5% $-82	+0% $45	+5% $172	+10% $299
Rate	-1.0pp $237	-0.5pp $142	base $45	+0.5pp $-53	+1.0pp $-153

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $155 · $1,860/yr
• Likely covers: waterpool

Listing history 18 events

1. 2026-06-05
   days on market $380,000 Active 24 DOM
2. 2026-06-04
   days on market $380,000 Active 22 DOM
3. 2026-06-02
   days on market $380,000 Active 21 DOM
4. 2026-06-01
   days on market $380,000 Active 20 DOM
5. 2026-05-31
   days on market $380,000 Active 19 DOM
6. 2026-05-31
   days on market $380,000 Active 18 DOM
7. 2026-05-12
   listed $380,000 Active 764-char remark

   Show marketing remark (764 chars)

   Step into this well-maintained 4-bedroom, 2-bath home offering a blend of comfort, updates, and convenience. Major improvements include a 5-year-old roof, fresh exterior paint (2 years old), newer appliances, an upgraded 55-gallon water heater, and enhanced climate-control systems for year-round efficiency. The property features a 2-car garage, plus two additional private parking spaces and ample off-street parking-a rare find, great for entertaining. Located within walking distance of the community pool and playground, this home offers easy access to neighborhood amenities while benefiting from low taxes. A fantastic opportunity for buyers seeking value, updates, and a great location. ****An extensive home warranty is included for added peace of mind!

8. 2026-05-12
   listed $380,000 Active 764-char remark

   Show marketing remark (764 chars)

   Step into this well-maintained 4-bedroom, 2-bath home offering a blend of comfort, updates, and convenience. Major improvements include a 5-year-old roof, fresh exterior paint (2 years old), newer appliances, an upgraded 55-gallon water heater, and enhanced climate-control systems for year-round efficiency. The property features a 2-car garage, plus two additional private parking spaces and ample off-street parking-a rare find, great for entertaining. Located within walking distance of the community pool and playground, this home offers easy access to neighborhood amenities while benefiting from low taxes. A fantastic opportunity for buyers seeking value, updates, and a great location. ****An extensive home warranty is included for added peace of mind!

9. 2016-05-27
   soldstatus $234,500
10. 2016-05-26
    soldstatus $234,500 Sold 431-char remark

    Show marketing remark (431 chars)

    Great family home in Strasburg*4bed 2bath*Well maintained*Community pool and park within walking distance*Low HOA at $84/month*Upper bedroom could be master suite, game room, great room*Roof replaced on home and garage 2012*Tile floors in baths, kitchen and entry*Stove, refrigerator, micro, dishwasher included*Air conditioning*Great quite family community*Low taxes*Main floor laundry*Nicely landscaped backyard for entertaining*

11. 2016-04-22
    status Under Contract 431-char remark

    Show marketing remark (431 chars)

    Great family home in Strasburg*4bed 2bath*Well maintained*Community pool and park within walking distance*Low HOA at $84/month*Upper bedroom could be master suite, game room, great room*Roof replaced on home and garage 2012*Tile floors in baths, kitchen and entry*Stove, refrigerator, micro, dishwasher included*Air conditioning*Great quite family community*Low taxes*Main floor laundry*Nicely landscaped backyard for entertaining*

12. 2016-04-20
    listed $225,000 Active 431-char remark

    Show marketing remark (431 chars)

    Great family home in Strasburg*4bed 2bath*Well maintained*Community pool and park within walking distance*Low HOA at $84/month*Upper bedroom could be master suite, game room, great room*Roof replaced on home and garage 2012*Tile floors in baths, kitchen and entry*Stove, refrigerator, micro, dishwasher included*Air conditioning*Great quite family community*Low taxes*Main floor laundry*Nicely landscaped backyard for entertaining*

13. 2010-11-10
    soldstatus $113,000
14. 2010-09-02
    listed $114,900
15. 2010-08-19
    historical
16. 2010-04-02
    historical
17. 2010-01-23
    listed $114,500
18. 2010-01-23
    listed $121,500

ⓘ 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: $2,250 · $188/mo
• Projected year-2 tax: $2,250 · $188/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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,563
• − Mortgage interest: −$21,286
• − Property taxes: −$2,250
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − HOA: −$1,860
• − Depreciation: −$11,055
• Taxable loss: −$5,957
• Est. tax savings @ 24.0%: +$1,430
• After-tax cash flow: $1,972/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: Strasburg School District 31J
• NCES district ID: 0806750
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 47% ▲ 2.00%
• Median HH income: $75,620
• Composite: 40.53/100
• National rank: #7681
• State rank: #32 of 176 in CO

Livability — Strasburg

• Score: 60/100
• State rank: #238
• US rank: #18619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,965

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 20% Two or more races 12% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 4% Lithuanian 4% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

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: ▼ -105.51%
• Current HPI: 282.5881
• 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

+231.9% since first listed

12 events — show timeline

• 2026-05-12 Listed $380,000 REColorado as Distributed by MLS Grid
• 2026-05-12 Listed $380,000 IRES
• 2016-05-27 Sold (Public Records) $234,500 Public Records
• 2016-05-26 Sold (MLS) $234,500 REColorado as Distributed by MLS Grid
• 2016-04-22 Pending — REColorado as Distributed by MLS Grid
• 2016-04-20 Listed $225,000 REColorado as Distributed by MLS Grid
• 2010-11-10 Sold (MLS) $113,000 REColorado as Distributed by MLS Grid
• 2010-09-02 Listed $114,900 REColorado as Distributed by MLS Grid
• 2010-08-19 Listing Removed — REColorado as Distributed by MLS Grid
• 2010-04-02 Listing Removed — REColorado as Distributed by MLS Grid
• 2010-01-23 Listed $121,500 REColorado as Distributed by MLS Grid
• 2010-01-23 Listed $114,500 REColorado as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $2,250 · +7.8% YoY. Source: county tax records.