Tennyson Plan · Westminster, CO 80031

$572,990

3 bd · 2.5 ba · 1,720 sqft · MultiFamily · 16 Days on market

Excellent condition

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Why this score? — see what drove the C+ 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

The Tennyson Plan offers the perfect balance of comfort, style, and flexibility across two thoughtfully designed levels. With a spacious layout ideal for modern living, this home features a 2-car garage, inviting dining area, and an open-concept great room-creating a seamless flow for both everyday routines and entertaining guests. A convenient powder bath on the main floor adds to the home's practical design. Upstairs, all bedrooms are tucked away for privacy, including the generous primary suite with an en-suite bathroom and walk-in closet. Two additional bedrooms and a full bath provide plenty of space for family or guests, while the upstairs laundry room makes chores more convenient. A

Key facts

• Versatile loft
• 2 garage spots
• Listed 16 days

Tags

• OPEN-CONCEPT GREAT ROOM
• CONVENIENT POWDER BATH
• UPSTAIRS LAUNDRY ROOM
• VERSATILE LOFT

Property features AI

Finance

• Financial info: List price available

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Utilities: Natural gas; Central air (electric)
• Home design: New construction plan; Model/plan identified as Tennyson
• Exterior features: Living area: 1,720 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Active listing status; Plan name: Tennyson

🏗️ 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 3-bed/2.5-bath multifamily listed at $573k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $573k).
• Recommended offer: $564k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.8% 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.
• Market conditions: Rents soft (-0.9%/yr); 258 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6,716/mo this rent would consume 75% 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

• It's been on market 16 days — a 2% lower offer ($564k) is reasonable based on typical stale-listing flexibility.

Recommended offer $564,395 (1.5% 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. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.1

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-26,713
• Equity at exit: $85,435

10-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $11,462
• Equity at exit: $49,542

Cash invested: $160,437 (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: 258
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $6,716 medium
• Mortgage (P&I): −$3,005
• Tax est. 1.5%: −$716 /mo · $8,595/yr
• Insurance: −$239
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,410
• Net cashflow: $1,346

Break-even live

Break-even rent $5,012

Max offer price $572,990

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,716
Total (4 units)			$6,716

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: $143,248
• Closing costs: $17,190
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8865 Federal Blvd #202 Denver, CO	2.0	1.0	1067	$1,700	$1.59	11d	1	0.33mi
8670 Clay St Unit 6301 Westminster, CO	3.0	2.0	1110	$2,325	$2.09	23d	1	0.49mi
8670 Clay St Unit 5201 Westminster, CO	3.0	2.0	1110	$2,550	$2.30	23d	1	0.49mi
8670 Clay St Unit 5309 Westminster, CO	2.0	2.0	1111	$2,206	$1.99	23d	1	0.49mi
8670 Clay St Unit 4211 Westminster, CO	3.0	2.0	1110	$2,186	$1.97	23d	1	0.49mi
8670 Clay St Unit 7219 Westminster, CO	3.0	2.0	1110	$2,373	$2.14	23d	1	0.49mi
8670 Clay St Unit 7317 Westminster, CO	2.0	2.0	1111	$2,054	$1.85	23d	1	0.50mi
3601 W 90th Ave Westminster, CO	3.0	2.0	1770	$2,850	$1.61	23d	1	0.51mi
3601 W 90th Ave Unit 1 Westminster, CO	3.0	2.5	1770	$2,850	$1.61	23d	1	0.51mi
3650 W 84th Ave Westminster, CO	3.0	1.0–2.0	720	$1,550	$2.15	2d	9	0.53mi
9130 Osceola St Westminster, CO	3.0	2.0	1204	$2,350	$1.95	11d	1	0.68mi
9132 Osceola St Westminster, CO	3.0	2.0	1204	$2,350	$1.95	23d	1	0.69mi
2921 W 81st Ave Unit C Westminster, CO	3.0	4.0	1710	$2,500	$1.46	11d	1	0.73mi
9301 Julian Way Westminster, CO	4.0	2.5	2200	$2,750	$1.25	10d	1	0.79mi
9400 Elm Ct #645 Denver, CO	3.0	2.0	1184	$2,203	$1.86	23d	1	0.92mi
3390 W 96th Ave Westminster, CO	3.0	2.0	1665	$2,895	$1.74	4d	1	1.14mi
8001 Stuart St Westminster, CO	3.0	1.0	1061	$2,395	$2.26	10d	1	1.17mi
1654 Aspen Meadows Cir Unit Labs Denver, CO	3.0	2.5	1355	$2,400	$1.77	24d	1	1.19mi
3323 W 96th Cir Westminster, CO	1.0–3.0	1.0–3.0	1190	$3,339	$2.81	1d	21	1.23mi
4901 W 93rd Ave Westminster, CO	1.0–2.0	1.0–2.0	981	$2,333	$2.38	1d	24	1.24mi
7821 Raleigh St Westminster, CO	2.0	1.0	1080	$2,300	$2.13	11d	1	1.27mi
7650 Julian St Westminster, CO	4.0	2.0	1998	$2,794	$1.40	23d	1	1.28mi
8055 Wolff St Unit 4 Westminster, CO	3.0	1.5	1106	$2,300	$2.08	23d	1	1.33mi
1801 W 92nd Ave #754 Denver, CO	3.0	2.0	1123	$1,995	$1.78	4d	1	1.34mi
9635 Gull St #33 Denver, CO	2.0	2.0	1536	$1,949	$1.27	24d	1	1.37mi

Listing history 12 events

1. 2026-06-18
   days on market $572,990 Active 16 DOM
2. 2026-06-17
   days on market $572,990 Active 15 DOM
3. 2026-06-16
   days on market $572,990 Active 14 DOM
4. 2026-06-15
   days on market $572,990 Active 13 DOM
5. 2026-06-13
   days on market $572,990 Active 11 DOM
6. 2026-06-13
   days on market $572,990 Active 10 DOM
7. 2026-06-09
   days on market $572,990 Active 7 DOM
8. 2026-06-08
   days on market $572,990 Active 6 DOM
9. 2026-06-07
   days on market $572,990 Active 5 DOM
10. 2026-06-04
    days on market $572,990 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $572,990 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: $80,592
• − Mortgage interest: −$32,096
• − Property taxes: −$8,595
• − Insurance: −$2,865
• − Repairs & maintenance: −$6,447
• − Management: −$6,447
• − Depreciation: −$16,669
• Taxable income: $7,472
• Est. tax owed @ 24.0%: −$1,793
• After-tax cash flow: $14,357/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 · 13 photos

Excellent 95/100 None rehab

This multi-family home is in excellent condition with no visible repairs needed. It offers a great balance of comfort, style, and flexibility, making it an ideal investment property.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and enhances property value
• Both Installing a smart home system — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and enhances property value ↑
• Both Installing a smart home system — Enhances convenience and adds modern appeal ↑

ⓘ 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: 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