8670 Lowell Blvd · Westminster, CO 80031

$574,257

3 bd · 2.5 ba · 1,535 sqft · MultiFamily · 3 Days on market

Built 2026

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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

Welcome to The Sheridan -a modern, two-story home designed with efficiency and comfort in mind. Offering 1,535 square feet of thoughtfully used space, this plan features 3 bedrooms, 2.5 bathrooms, and a 2-car garage, making it a great fit for first-time buyers, growing families, or those looking to downsize without compromise. On the main level, the open-concept layout connects the great room, dining area, and kitchen-perfect for everyday living or entertaining guests. A convenient powder bath and direct garage access add to the home's functional flow. Upstairs, all three bedrooms are tucked away for privacy, including a spacious primary suite with a private bath and walk-in closet. Two add

Key facts

• 2 garage spots
• Built 2026
• Listed 3 days

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Utilities: Natural gas heating; Central air conditioning
• Home design: Single-family spec home (Sheridan plan)
• Exterior features: Living area of 1535

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Active listing (spec home, Sheridan plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $574k.

Deal economics

• At list price, monthly cash flow is $150 ($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 $521k (9.2% below list).
• Recommended offer: $521k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.6% 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: John E. Flynn A Marzano Academy (math 5% / reading 24%, grade F, #793 of 966 statewide, top 84%, 337 students, 74% 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); 264 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $5,213/mo this rent would consume 58% of the median local household income ($107k/yr) (locally 1056% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $521,300 (9.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-98,718
• Equity at exit: $85,624

10-year hold

• IRR: -17.3%
• Equity multiple: 0.18×
• Total profit: $-132,405
• Equity at exit: $49,651

Cash invested: $160,792 (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: 264
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $5,213 high
• Mortgage (P&I): −$3,011
• Tax est. 1.5%: −$718 /mo · $8,614/yr
• Insurance: −$239
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,095
• Net cashflow: $150

Break-even live

Break-even rent $5,023

Max offer price $574,257

Occupancy floor 92%

Sensitivity live

Price	-10% $547	-5% $348	+0% $150	+5% $-49	+10% $-247
Rent	-10% $-262	-5% $-56	+0% $150	+5% $356	+10% $562
Rate	-1.0pp $439	-0.5pp $296	base $150	+0.5pp $1	+1.0pp $-150

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$5,214
Total (3 units)			$5,213

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: $143,564
• Closing costs: $17,228
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3650 W 84th Ave Westminster, CO	3.0	1.0–2.0	720	$1,550	$2.15	4d	9	0.37mi
3601 W 90th Ave Unit 1 Westminster, CO	3.0	2.5	1770	$2,850	$1.61	25d	1	0.51mi
3601 W 90th Ave Westminster, CO	3.0	2.0	1770	$2,850	$1.61	25d	1	0.51mi
8865 Federal Blvd #202 Denver, CO	2.0	1.0	1067	$1,700	$1.59	13d	1	0.54mi
9130 Osceola St Westminster, CO	3.0	2.0	1204	$2,350	$1.95	13d	1	0.65mi
9132 Osceola St Westminster, CO	3.0	2.0	1204	$2,350	$1.95	25d	1	0.66mi
8670 Clay St Unit 7219 Westminster, CO	3.0	2.0	1110	$2,373	$2.14	25d	1	0.70mi
8670 Clay St Unit 6301 Westminster, CO	3.0	2.0	1110	$2,325	$2.09	25d	1	0.70mi
8670 Clay St Unit 5201 Westminster, CO	3.0	2.0	1110	$2,550	$2.30	25d	1	0.70mi
8670 Clay St Unit 4211 Westminster, CO	3.0	2.0	1110	$2,186	$1.97	25d	1	0.70mi
8670 Clay St Unit 5309 Westminster, CO	2.0	2.0	1111	$2,206	$1.99	25d	1	0.70mi
8670 Clay St Unit 7317 Westminster, CO	2.0	2.0	1111	$2,054	$1.85	25d	1	0.71mi
2921 W 81st Ave Unit C Westminster, CO	3.0	4.0	1710	$2,500	$1.46	13d	1	0.81mi
9301 Julian Way Westminster, CO	4.0	2.5	2200	$2,750	$1.25	12d	1	0.85mi
8001 Stuart St Westminster, CO	3.0	1.0	1061	$2,395	$2.26	12d	1	0.98mi
8991 Yates Dr Westminster, CO	2.0	2.5	2200	$2,934	$1.33	0d	1	1.01mi
9400 Elm Ct #645 Denver, CO	3.0	2.0	1184	$2,203	$1.86	25d	1	1.09mi
7821 Raleigh St Westminster, CO	2.0	1.0	1080	$2,300	$2.13	13d	1	1.11mi
8055 Wolff St Unit 4 Westminster, CO	3.0	1.5	1106	$2,300	$2.08	25d	1	1.12mi
4901 W 93rd Ave Westminster, CO	1.0–2.0	1.0–2.0	937	$2,333	$2.49	0d	22	1.16mi
7650 Julian St Westminster, CO	4.0	2.0	1998	$2,794	$1.40	25d	1	1.22mi
3390 W 96th Ave Westminster, CO	3.0	2.0	1665	$2,895	$1.74	6d	1	1.23mi
3323 W 96th Cir Westminster, CO	1.0–3.0	1.0–3.0	1190	$3,339	$2.81	0d	23	1.31mi
1654 Aspen Meadows Cir Unit Labs Denver, CO	3.0	2.5	1355	$2,400	$1.77	26d	1	1.39mi
7734 Yates St Westminster, CO	3.0	2.5	1385	$2,500	$1.81	23d	1	1.43mi

Listing history 3 events

1. 2026-06-21
   days on market $574,257 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $574,257 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: $62,556
• − Mortgage interest: −$32,167
• − Property taxes: −$8,614
• − Insurance: −$2,871
• − Repairs & maintenance: −$5,004
• − Management: −$5,004
• − Depreciation: −$16,706
• Taxable loss: −$7,811
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $3,671/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