231 Dahlia St · Bennett, CO 80102

$180,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 107 Days on market

Built 1980 3,750 sqft lot

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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 +25.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

NO LOT RENT!! That's right, purchase price includes the lot. Mama has been well loved by her caring children over the years and the home echoes this. Just in 2025 alone, new oversized seamless gutters were installed, fresh paint throughout, new carpet installed, gas stove/refrigerator/dishwasher installed, additional insulation added to the belly and aluminum back stairs added. Going back just a couple of years to 2022 bigger upgrades include new siding, new windows and new entry doors. New roof AND shingles installed 2021. The roof cavity is vented with blown-in insulation. Clothes washer/dryer included. All for $190,000!!!

Key facts

• Fresh paint
• New siding
• New carpet

Tags

• NEW OVERSIZED SEAMLESS GUTTERS
• FRESH PAINT
• NEW CARPET
• ADDITIONAL INSULATION
• NEW SIDING
• NEW WINDOWS

Property features AI

Exterior

• Parking: 2 off-street parking spaces; Concrete parking surface
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Natural gas connected; Public sewer
• Home design: Single-family residence (manufactured house); One story; Home faces south; Property unattached; Owned by an individual
• Construction: Wood siding; Composition roof; Manufactured home make: SUN
• Exterior features: Private yard; Full fencing; Rain gutters; Deck; Paved, public road frontage on a publicly maintained road; Zoned residential

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Five-piece bath; Pantry; Double pane windows; Smoke and carbon monoxide detectors
• Laundry & utility: Washer; Dryer; Pantry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.7% in Bennett — 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 (#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 Preschool (71 students, 11% 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) — zoned schools at 25% FRL track the district average.
• Market conditions: 212 active listings in the ZIP; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $180k implies a 1100% 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 $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.16% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 3.46×
• Total profit: $124,050
• Equity at exit: $162,158

10-year hold

• IRR: 27.1%
• Equity multiple: 7.84×
• Total profit: $344,935
• Equity at exit: $349,700

Cash invested: $50,400 (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 80102

• Home prices YoY: 3.1%
• Active inventory: 212
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $408

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 75%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   status $180,000 Pending 107 DOM
2. 2026-05-04
   price $180,000 634-char remark

   Show marketing remark (634 chars)

   NO LOT RENT!! That's right, purchase price includes the lot. Mama has been well loved by her caring children over the years and the home echoes this. Just in 2025 alone, new oversized seamless gutters were installed, fresh paint throughout, new carpet installed, gas stove/refrigerator/dishwasher installed, additional insulation added to the belly and aluminum back stairs added. Going back just a couple of years to 2022 bigger upgrades include new siding, new windows and new entry doors. New roof AND shingles installed 2021. The roof cavity is vented with blown-in insulation. Clothes washer/dryer included. All for $190,000!!!

3. 2026-05-04
   price $180,000 634-char remark

   Show marketing remark (634 chars)

   NO LOT RENT!! That's right, purchase price includes the lot. Mama has been well loved by her caring children over the years and the home echoes this. Just in 2025 alone, new oversized seamless gutters were installed, fresh paint throughout, new carpet installed, gas stove/refrigerator/dishwasher installed, additional insulation added to the belly and aluminum back stairs added. Going back just a couple of years to 2022 bigger upgrades include new siding, new windows and new entry doors. New roof AND shingles installed 2021. The roof cavity is vented with blown-in insulation. Clothes washer/dryer included. All for $190,000!!!

4. 2026-03-23
   price $190,000 634-char remark

   Show marketing remark (634 chars)

   NO LOT RENT!! That's right, purchase price includes the lot. Mama has been well loved by her caring children over the years and the home echoes this. Just in 2025 alone, new oversized seamless gutters were installed, fresh paint throughout, new carpet installed, gas stove/refrigerator/dishwasher installed, additional insulation added to the belly and aluminum back stairs added. Going back just a couple of years to 2022 bigger upgrades include new siding, new windows and new entry doors. New roof AND shingles installed 2021. The roof cavity is vented with blown-in insulation. Clothes washer/dryer included. All for $190,000!!!

5. 2026-03-23
   price $190,000 634-char remark

   Show marketing remark (634 chars)

   NO LOT RENT!! That's right, purchase price includes the lot. Mama has been well loved by her caring children over the years and the home echoes this. Just in 2025 alone, new oversized seamless gutters were installed, fresh paint throughout, new carpet installed, gas stove/refrigerator/dishwasher installed, additional insulation added to the belly and aluminum back stairs added. Going back just a couple of years to 2022 bigger upgrades include new siding, new windows and new entry doors. New roof AND shingles installed 2021. The roof cavity is vented with blown-in insulation. Clothes washer/dryer included. All for $190,000!!!

6. 2026-02-12
   listed $200,000 Active 634-char remark

   Show marketing remark (634 chars)

   NO LOT RENT!! That's right, purchase price includes the lot. Mama has been well loved by her caring children over the years and the home echoes this. Just in 2025 alone, new oversized seamless gutters were installed, fresh paint throughout, new carpet installed, gas stove/refrigerator/dishwasher installed, additional insulation added to the belly and aluminum back stairs added. Going back just a couple of years to 2022 bigger upgrades include new siding, new windows and new entry doors. New roof AND shingles installed 2021. The roof cavity is vented with blown-in insulation. Clothes washer/dryer included. All for $190,000!!!

7. 2026-02-12
   listed $200,000 Active 634-char remark

   Show marketing remark (634 chars)

   NO LOT RENT!! That's right, purchase price includes the lot. Mama has been well loved by her caring children over the years and the home echoes this. Just in 2025 alone, new oversized seamless gutters were installed, fresh paint throughout, new carpet installed, gas stove/refrigerator/dishwasher installed, additional insulation added to the belly and aluminum back stairs added. Going back just a couple of years to 2022 bigger upgrades include new siding, new windows and new entry doors. New roof AND shingles installed 2021. The roof cavity is vented with blown-in insulation. Clothes washer/dryer included. All for $190,000!!!

8. 1992-02-25
   soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,093
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$5,236
• Taxable income: $2,159
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $4,378/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

Price history

+1100.0% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $180,000 IRES
• 2026-05-04 Price Changed $180,000 REColorado as Distributed by MLS Grid
• 2026-03-23 Price Changed $190,000 IRES
• 2026-03-23 Price Changed $190,000 REColorado as Distributed by MLS Grid
• 2026-02-12 Listed $200,000 REColorado as Distributed by MLS Grid
• 2026-02-12 Listed $200,000 IRES
• 1992-02-25 Sold (Public Records) $15,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $323 · +276.4% YoY. Source: county tax records.