740 Cottonwood Ave · Bennett, CO 80102

$419,900

3 bd · 3.0 ba · 1,539 sqft · SingleFamily public records · 29 Days on market

Built 2023 3,600 sqft lot Est $426k · at est. $78/mo HOA · 3% of rent ↓ 7% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +8.2/15.0
• Cash flow +8.1/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.1/10.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome home! You will love this like new 2 story 3 bedroom 3 bathroom in Bennett Village! An abundance of natural light invites you in to experience this open floor plans living space kitchen and half bath complete with 9ft ceilings. Your new kitchen has all you desire eat at island with quartz counter tops, stainless steel appliances and a large dining space. Upstairs you will find two guest rooms, a full bathroom, laundry closet and the master bedroom you have been searching for, its large, feels private, and has the ensuite with walk in closet. The fenced side yard allows space for you to entertain, play with the kids or to let the dog run. One block from the community park and within walking distance to Bennett rec center. Assumable FHA loan available at 4.99%! Schedule your showing today!

Key facts

• Open floor plan
• Fenced side yard
• Natural light

Tags

• NATURAL LIGHT
• OPEN FLOOR PLAN
• EAT AT ISLAND
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• FENCED SIDE YARD

Property features AI

Finance

• HOA & community: Part of Bennett Village HOA and Section 27 Metro District; Professionally managed association; Monthly HOA fee of $78 (includes trash and recycling); Association amenities include a park; Pets allowed

Exterior

• Parking: Attached 2-car garage; Concrete driveway/parking; Dry-walled garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available (110V and 220V); Natural gas available; Cable available
• Home design: Single family residence (house); Two levels; Property unattached; Built by Lennar — Odyssey model; Slab foundation; Composition roof; Frame construction with wood siding
• Construction: Frame construction; Wood siding; Slab foundation; Composition roof
• Exterior features: Private yard; Landscaped lot with front sprinklers; Exterior lighting; Rain gutters; Partial fencing; Deck; Front porch

Interior

• Kitchen: Quartz countertops; Tile backsplash; Stainless steel appliances; Range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms (all on upper level); Primary suite with en-suite bathroom and walk-in closet
• Flooring: Vinyl plank flooring in main living areas; Carpet in bedrooms
• Bathrooms: 3 total bathrooms: 1 full, 1 three-quarter (en suite), 1 half; Upper level has 2 bathrooms; main level has 1 half bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High ceilings; Kitchen island; Open floorplan; Pantry; Quartz counters; Walk-in closet(s); Double pane windows; Window coverings
• Laundry & utility: Washer and dryer included; Laundry closet with shelving; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (28.6% below list).
• Recommended offer: $300k (28.6% below list) — sets the bar for 1% rule.

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: 213 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 0.71% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $426,303
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Walnut St	0.17mi	3/2.0	1,490 (-3%)	1mo	$425,000	$285	82
47385 Lily Ave	0.27mi	3/2.0	1,490 (-3%)	4mo	$397,500	$267	74
625 Aspen Ave	0.08mi	3/3.0	1,733 (+13%)	1mo	$393,900	$227	74
316 Maple St	0.18mi	3/2.0	1,490 (-3%)	10mo	$390,000	$262	74
485 Bennett Ave	0.19mi	3/3.0	1,467 (-5%)	12mo	$426,000	$290	74
309 Spruce St	0.16mi	3/2.0	1,490 (-3%)	13mo	$435,000	$292	72
625 Aspen Ave	0.08mi	3/2.5	1,733 (+13%)	1mo	$393,900	$227	72
47349 Lily Ave	0.34mi	3/2.0	1,490 (-3%)	4mo	$415,000	$279	72
470 Kiowa Ave	0.20mi	3/3.0	1,390 (-10%)	13mo	$404,000	$291	64
271 Elm St	0.25mi	4/2.0 (+1)	1,728 (+12%)	4mo	$370,000	$214	55
725 2nd St	0.71mi	3/2.0	1,680 (+9%)	8mo	$438,000	$261	41
750 4th St	0.66mi	3/1.0	1,440 (-6%)	15mo	$399,500	$277	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.2%
• Equity multiple: 2.72×
• Total profit: $202,002
• Equity at exit: $378,279

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $615,781
• Equity at exit: $815,773

Cash invested: $117,572 (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: 213
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$334 /mo · $4,004/yr
• Insurance: −$175
• HOA: −$78
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-419

Break-even live

Break-even rent $3,530

Max offer price $345,948

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-300	+0% $-419	+5% $-537	+10% $-656
Rent	-10% $-656	-5% $-537	+0% $-419	+5% $-300	+10% $-182
Rate	-1.0pp $-207	-0.5pp $-312	base $-419	+0.5pp $-527	+1.0pp $-638

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Adams St Bennett, CO	3.0	2.5	1653	$3,000	$1.81	26d	1	0.19mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 18 events

1. 2026-05-09
   status Pending 811-char remark

   Show marketing remark (811 chars)

   Welcome home! You will love this like new 2 story 3 bedroom 3 bathroom in Bennett Village! An abundance of natural light invites you in to experience this open floor plans living space kitchen and half bath complete with 9ft ceilings. Your new kitchen has all you desire eat at island with quartz counter tops, stainless steel appliances and a large dining space. Upstairs you will find two guest rooms, a full bathroom, laundry closet and the master bedroom you have been searching for, its large, feels private, and has the ensuite with walk in closet. The fenced side yard allows space for you to entertain, play with the kids or to let the dog run. One block from the community park and within walking distance to Bennett rec center. Assumable FHA loan available at 4.99%! Schedule your showing today!

2. 2026-05-09
   status Pending 811-char remark

   Show marketing remark (811 chars)

   Welcome home! You will love this like new 2 story 3 bedroom 3 bathroom in Bennett Village! An abundance of natural light invites you in to experience this open floor plans living space kitchen and half bath complete with 9ft ceilings. Your new kitchen has all you desire eat at island with quartz counter tops, stainless steel appliances and a large dining space. Upstairs you will find two guest rooms, a full bathroom, laundry closet and the master bedroom you have been searching for, its large, feels private, and has the ensuite with walk in closet. The fenced side yard allows space for you to entertain, play with the kids or to let the dog run. One block from the community park and within walking distance to Bennett rec center. Assumable FHA loan available at 4.99%! Schedule your showing today!

3. 2026-04-09
   listed $419,900 Active 811-char remark

   Show marketing remark (811 chars)

   Welcome home! You will love this like new 2 story 3 bedroom 3 bathroom in Bennett Village! An abundance of natural light invites you in to experience this open floor plans living space kitchen and half bath complete with 9ft ceilings. Your new kitchen has all you desire eat at island with quartz counter tops, stainless steel appliances and a large dining space. Upstairs you will find two guest rooms, a full bathroom, laundry closet and the master bedroom you have been searching for, its large, feels private, and has the ensuite with walk in closet. The fenced side yard allows space for you to entertain, play with the kids or to let the dog run. One block from the community park and within walking distance to Bennett rec center. Assumable FHA loan available at 4.99%! Schedule your showing today!

4. 2026-04-09
   listed $419,900 Active 811-char remark

   Show marketing remark (811 chars)

   Welcome home! You will love this like new 2 story 3 bedroom 3 bathroom in Bennett Village! An abundance of natural light invites you in to experience this open floor plans living space kitchen and half bath complete with 9ft ceilings. Your new kitchen has all you desire eat at island with quartz counter tops, stainless steel appliances and a large dining space. Upstairs you will find two guest rooms, a full bathroom, laundry closet and the master bedroom you have been searching for, its large, feels private, and has the ensuite with walk in closet. The fenced side yard allows space for you to entertain, play with the kids or to let the dog run. One block from the community park and within walking distance to Bennett rec center. Assumable FHA loan available at 4.99%! Schedule your showing today!

5. 2026-03-06
   historical
6. 2026-03-06
   historical
7. 2025-12-03
   listed $419,900 Active
8. 2025-12-03
   listed $419,900 Active
9. 2024-02-20
   soldstatus $396,725 Sold
10. 2024-02-20
    soldstatus $396,725 Closed
11. 2024-02-01
    status Pending
12. 2024-02-01
    status Pending
13. 2024-01-18
    price $424,900
14. 2024-01-18
    price $424,900
15. 2023-12-16
    price $444,900
16. 2023-12-16
    price $444,900
17. 2023-11-15
    listed $449,900 Active
18. 2023-11-15
    listed $449,900 Active

ⓘ 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: $4,004 · $334/mo
• Projected year-2 tax: $4,004 · $334/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 7 d/yr ≥93°F today · 17 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: $36,000
• − Mortgage interest: −$23,521
• − Property taxes: −$4,004
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$936
• − Depreciation: −$12,215
• Taxable loss: −$12,536
• Est. tax savings @ 24.0%: +$3,009
• After-tax cash flow: $-2,015/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

-6.7% since first listed

18 events — show timeline

• 2026-05-09 Pending — IRES
• 2026-05-09 Pending — REColorado as Distributed by MLS Grid
• 2026-04-09 Listed $419,900 REColorado as Distributed by MLS Grid
• 2026-04-09 Listed $419,900 IRES
• 2026-03-06 Listing Removed — IRES
• 2026-03-06 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-12-03 Listed $419,900 IRES
• 2025-12-03 Listed $419,900 REColorado as Distributed by MLS Grid
• 2024-02-20 Sold (MLS) $396,725 REColorado as Distributed by MLS Grid
• 2024-02-20 Sold (MLS) $396,725 IRES
• 2024-02-01 Pending — IRES
• 2024-02-01 Pending — REColorado as Distributed by MLS Grid
• 2024-01-18 Price Changed $424,900 IRES
• 2024-01-18 Price Changed $424,900 REColorado as Distributed by MLS Grid
• 2023-12-16 Price Changed $444,900 IRES
• 2023-12-16 Price Changed $444,900 REColorado as Distributed by MLS Grid
• 2023-11-15 Listed $449,900 REColorado as Distributed by MLS Grid
• 2023-11-15 Listed $449,900 IRES

Property tax history

+44.0%/yr

Latest (2025): $4,004 · +12.5% YoY. Source: county tax records.