Plan 2 Plan · Sterling Ranch, CO 80125

$599,900

6 bd · 5.0 ba · 1,882 sqft · MultiFamily · 54 Days on market

Good condition

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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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Plan 2 of the Duet Collection at Sterling Ranch is a spacious duplex that offers approximately 1,882 sq. ft. of living space with 3 bedrooms and 2.5 bathrooms. Past the covered porch the entry leads into the great room. From there enter into the formal dining room with a sliding glass door leading to the covered Colorado outdoor room. Just beyond the dining room is the Kitchen, featuring a center island and to the right of the kitchen is a perfect sized pocket office. Upstairs, the primary suite offers a luxurious ensuite bath with dual sinks, spa-like shower, and a walk-in closet. The second floor also includes two additional bedrooms, a loft, a full bath and laundry room. Select the optio

Key facts

• Covered porch
• Formal dining room
• Sliding glass door

Tags

• COVERED PORCH
• GREAT ROOM
• FORMAL DINING ROOM
• SLIDING GLASS DOOR
• COVERED COLORADO OUTDOOR ROOM
• CENTER ISLAND

Property features AI

Finance

• Financial info: List price: 599900

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Utilities: Natural gas heating; Central air conditioning
• Home design: Single-family plan (Plan 2); New construction
• Exterior features: Living area approximately 1,882 (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Plan-level new construction (Plan 2); Active listing

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.5-bath units multifamily listed at $600k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $30 ($362/yr) — positive. Per door: $15/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $529k (11.9% below list).
• Recommended offer: $529k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.1% in Sterling Ranch — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Douglas County School District No. RE-1 (suburban): math 45% / reading 62% proficiency, ranked #7 of 86 in CO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents falling (-3.0%/yr); 357 active listings in the ZIP; high-income renter base; 3,131 units permitted in Douglas County in 2024 (950 in 5+ unit buildings).
• This rent runs 35% of the median local income ($180k/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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Douglas County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.

Recommended offer $528,600 (11.9% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.5

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-110,700
• Equity at exit: $89,447

10-year hold

• IRR: -20.0%
• Equity multiple: 0.09×
• Total profit: $-153,465
• Equity at exit: $51,868

Cash invested: $167,972 (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 80125

• Home prices YoY: -25.8%
• Rents YoY: -3.0%
• Active inventory: 357
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $5,286 medium
• Mortgage (P&I): −$3,146
• Tax est. 1.5%: −$750 /mo · $8,998/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,110
• Net cashflow: $30

Break-even live

Break-even rent $5,248

Max offer price $599,900

Occupancy floor 94%

Sensitivity live

Price	-10% $445	-5% $237	+0% $30	+5% $-177	+10% $-384
Rent	-10% $-387	-5% $-179	+0% $30	+5% $239	+10% $448
Rate	-1.0pp $332	-0.5pp $183	base $30	+0.5pp $-125	+1.0pp $-283

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2.5	$5,286
Total (2 units)			$5,286

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $599,900 Active 54 DOM
2. 2026-06-17
   days on market $599,900 Active 53 DOM
3. 2026-06-16
   days on market $599,900 Active 52 DOM
4. 2026-06-15
   days on market $599,900 Active 51 DOM
5. 2026-06-13
   days on market $599,900 Active 49 DOM
6. 2026-06-10
   days on market $599,900 Active 45 DOM
7. 2026-06-08
   days on market $599,900 Active 44 DOM
8. 2026-06-07
   days on market $599,900 Active 43 DOM
9. 2026-06-04
   days on market $599,900 Active 40 DOM
10. 2026-06-03
    days on market $599,900 Active 39 DOM
11. 2026-06-02
    days on market $599,900 Active 38 DOM
12. 2026-06-01
    days on market $599,900 Active 37 DOM
13. 2026-05-31
    days on market $599,900 Active 36 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: $63,432
• − Mortgage interest: −$33,604
• − Property taxes: −$8,998
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,075
• − Management: −$5,075
• − Depreciation: −$17,452
• Taxable loss: −$9,770
• Est. tax savings @ 24.0%: +$2,345
• After-tax cash flow: $2,707/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This well-maintained and attractive property is in good condition with no immediate repairs needed. Upgrades in paint, landscaping, kitchen appliances, and smart home technology can further enhance its value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can improve the property's curb appeal and attract more potential buyers and renters.
• Resale Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can increase the property's resale value.
• Resale Upgrading the bathrooms with modern fixtures — Updating the bathrooms with modern fixtures can significantly increase the property's resale value.
• Both Adding smart home technology — Integrating smart home technology can enhance the property's features and attract both buyers and renters who value convenience and modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the property's curb appeal and attract more potential buyers and renters. ↑
• Resale Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can increase the property's resale value. ↑
• Resale Upgrading the bathrooms with modern fixtures — Updating the bathrooms with modern fixtures can significantly increase the property's resale value. ↑
• Both Adding smart home technology — Integrating smart home technology can enhance the property's features and attract both buyers and renters who value convenience and modern amenities. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Douglas County School District No. RE-1
• NCES district ID: 0803450
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $103,175
• Composite: 50.71/100
• National rank: #1818
• State rank: #7 of 86 in CO

Livability — Sterling Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sterling Ranch, CO
• County: Douglas County · 358,815 people
• City population: 13,876
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 15,630
• Household income: $179,983
• Rent vs Own: 4.7% rent · 95.3% own
• Severe rent burden: 17.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 400,644 people
• By 2030: 438,441 · +9.4%
• By 2040: 509,940 · +27.3%
• By 2050: 571,695 · +42.7%
• By 2075: 699,992 · +74.7%
• By 2100: 751,119 · +87.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 12% Hispanic / Latino 11% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 7% Lithuanian 5% Italian 5%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Douglas

• 2024 margin: Lean R (+7.0) · D 45.3% · R 52.3% · Other 2.4%
• 2008→2024 swing: +10.2pp toward D · 2008: -17.2pp · 2024: -7.0pp
• All cycles: 2024: R+7.0 2020: R+7.2 2016: R+18.1 2012: R+26.5 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.40%
• Current HPI: 289.5055
• Rent YoY: ▼ -3.03%
• 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