1801 W 92nd Ave #640 · Federal Heights, CO 80260

$149,900

3 bd · 2.0 ba · 1,123 sqft · Manufactured · 231 Days on market

Built 2025

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. Welcome to Holiday Hills Village a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a brand new, beautiful 2026 3 bed, 2 bath home UNDER CONSTRUCTION. It is for sale featuring 1123.20 sq ft of beautifully designed living space. Located in Federal Heights, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, hardwood floors, beautiful cabinets, and natural light. The kitchen boasts of rich colors and style like quartz countertops, stainless steel appliances, and an island bar, perfect for both everyday living and entertaining. The spaci

Key facts

• Quartz countertops
• Island bar
• Hardwood floors

Tags

• OPEN CONCEPT FLOOR PLAN
• HARDWOOD FLOORS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ISLAND BAR
• EN SUITE WALK IN SHOWER

Property features AI

Finance

• Financial info: List price $149,900; Status: Active

Exterior

• Home design: Spec inventory, Plan name: Durango
• Exterior features: Street address: 1801 W 92nd Ave #640, Denver, CO 80260; West street orientation prefix

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,123 (listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $59 ($714/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.2% in Federal Heights — 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 76/100 on livability (#28 in CO, #3,380 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Adams 12 Five Star Schools (suburban): math 31% / reading 46% proficiency, ranked #26 of 86 in CO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 138 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $4k 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 231 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $62,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 W 92nd Ave	0.00mi	3/2.0	1,152 (+3%)	5mo	$132,000	$115	92
1801 W 92nd Ave #471	0.00mi	2/2.0 (-1)	1,064 (-5%)	3mo	$34,000	$32	84
1801 W 92nd Ave #218	0.00mi	2/2.0 (-1)	1,024 (-9%)	2mo	$33,000	$32	78
1801 W 92nd Ave	0.00mi	2/2.0 (-1)	1,024 (-9%)	4mo	$55,000	$54	77
2551 W 92nd Ave	0.38mi	3/2.0	1,120 (-0%)	6mo	$55,000	$49	77
1801 W 92nd Ave	0.00mi	3/2.0	1,248 (+11%)	6mo	$76,000	$61	76
1801 W 92nd Ave	0.00mi	2/2.0 (-1)	1,024 (-9%)	5mo	$47,000	$46	76
2635 Pheasant St	0.48mi	3/2.0	1,080 (-4%)	1mo	$50,000	$46	70
9595 Pecos St #203	0.22mi	4/2.0 (+1)	1,216 (+8%)	1mo	$107,500	$88	70
2551 W 92nd Ave	0.38mi	3/2.0	1,216 (+8%)	7mo	$89,000	$73	62
2551 W 92 Ave	0.38mi	3/2.0	1,232 (+10%)	8mo	$115,000	$93	60
2100 W 100th Ave #394	0.66mi	2/2.0 (-1)	1,056 (-6%)	8mo	$59,000	$56	48

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

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-24,439
• Equity at exit: $22,351

10-year hold

• IRR: -15.5%
• Equity multiple: 0.24×
• Total profit: $-31,812
• Equity at exit: $12,961

Cash invested: $41,972 (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 80260

• Rents YoY: 0.8%
• Active inventory: 138
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $59

Break-even live

Break-even rent $1,851

Max offer price $149,900

Occupancy floor 92%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 W 92nd Ave #754 Denver, CO	3.0	2.0	1123	$1,995	$1.78	4d	1	0.03mi
9151 Fontaine St Denver, CO	2.0	1.0	700	$1,313	$1.88	2d	1	0.56mi
9400 Elm Ct #645 Denver, CO	3.0	2.0	1184	$2,203	$1.86	23d	1	0.61mi
9783 Croke Dr Denver, CO	3.0	1.5	1240	$1,999	$1.61	4d	1	0.71mi
9189 Gale Blvd Thornton, CO	1.0–3.0	1.0–2.0	755	$1,699	$2.25	24d	1	0.74mi
9050 N Elm Ct Unit 1 Federal Heights, CO	2.0	1.0	912	$1,745	$1.91	4d	1	0.76mi
747 W 96th Ave Denver, CO	3.0	1.0	864	$1,395	$1.61	24d	1	0.87mi
747 W 96th Ave Denver, CO	3.0	1.0	864	$1,395	$1.61	4d	1	0.87mi
9081 Federal Blvd Westminster, CO	2.0	1.0	855	$1,466	$1.72	2d	3	0.87mi
9710 Huron St Unit B Northglenn, CO	3.0	2.0	1292	$2,080	$1.61	17d	1	0.89mi
1921 W 101st Ave Unit 1921 Thornton, CO	3.0	2.5	1335	$2,800	$2.10	14d	1	0.89mi
707 W 96th Ave Thornton, CO	3.0	1.0	859	$1,350	$1.57	24d	1	0.89mi
8778 Osage St Thornton, CO	2.0	1.0	949	$1,495	$1.58	21d	1	0.91mi
8778 Osage St Thornton, CO	2.0	2.0	960	$1,495	$1.56	23d	1	0.91mi
700 W 91st Ave Thornton, CO	1.0–2.0	1.0–2.0	857	$2,082	$2.43	2d	12	0.95mi
10154 Wyandott Cir N Thornton, CO	3.0	2.5	1464	$2,465	$1.68	16d	1	0.96mi
8901 Huron St Thornton, CO	1.0–2.0	1.0	729	$1,764	$2.42	4d	5	0.97mi
8972 Fox Dr Unit 102 Thornton, CO	3.0	2.0	1472	$2,295	$1.56	4d	1	0.97mi
8675 Mariposa St Thornton, CO	2.0	2.0	960	$1,487	$1.55	23d	1	0.99mi
647 W 91st Ave Denver, CO	1.0–2.0	1.0	750	$1,525	$2.03	2d	6	1.01mi
8865 Federal Blvd #202 Denver, CO	2.0	1.0	1067	$1,700	$1.59	11d	1	1.02mi
8670 Clay St Unit 4312 Westminster, CO	2.0	1.0	1038	$1,891	$1.82	23d	1	1.06mi
8670 Clay St Unit 5107 Westminster, CO	2.0	2.0	951	$1,891	$1.99	23d	1	1.06mi
8670 Clay St Unit 7309 Westminster, CO	2.0	2.0	951	$1,761	$1.85	23d	1	1.06mi
8670 Clay St Unit 5309 Westminster, CO	2.0	2.0	1111	$2,206	$1.99	23d	1	1.06mi
8670 Clay St Unit 6301 Westminster, CO	3.0	2.0	1110	$2,325	$2.09	23d	1	1.06mi
8670 Clay St Unit 7220 Westminster, CO	2.0	1.0	1038	$1,761	$1.70	23d	1	1.06mi
8670 Clay St Unit 5201 Westminster, CO	3.0	2.0	1110	$2,550	$2.30	23d	1	1.06mi
8670 Clay St Unit 4211 Westminster, CO	3.0	2.0	1110	$2,186	$1.97	23d	1	1.06mi
8705 Santa Fe Dr Thornton, CO	2.0	1.5	1048	$1,850	$1.77	24d	1	1.06mi
8670 Clay St Unit 5307 Westminster, CO	2.0	2.0	951	$1,891	$1.99	4d	1	1.06mi
8670 Clay St Unit 7317 Westminster, CO	2.0	2.0	1111	$2,054	$1.85	23d	1	1.06mi
10211 Ura Ln Thornton, CO	1.0–2.0	1.0	709	$1,325	$1.87	16d	3	1.06mi
8670 Clay St Unit 7219 Westminster, CO	3.0	2.0	1110	$2,373	$2.14	23d	1	1.06mi
1401 W 85th Ave Federal Heights, CO	2.0	2.0–2.5	909	$1,650	$1.81	4d	4	1.07mi
1300 Milky Way Thornton, CO	1.0–2.0	1.0–2.0	826	$1,595	$1.93	2d	21	1.07mi
10251 Zuni St Denver, CO	1.0–2.0	1.0–2.0	800	$1,724	$2.15	1d	16	1.08mi
1183 Milky Way Thornton, CO	2.0	1.5	1200	$2,147	$1.79	14d	1	1.08mi
1800 W 85th Ave Denver, CO	1.0–2.0	1.0–2.0	798	$1,609	$2.02	1d	45	1.10mi
3323 W 96th Cir Westminster, CO	1.0–3.0	1.0–3.0	1190	$3,339	$2.81	1d	21	1.11mi

Listing history 14 events

1. 2026-06-18
   days on market $149,900 Active 231 DOM
2. 2026-06-17
   days on market $149,900 Active 230 DOM
3. 2026-06-16
   days on market $149,900 Active 229 DOM
4. 2026-06-15
   days on market $149,900 Active 228 DOM
5. 2026-06-13
   days on market $149,900 Active 226 DOM
6. 2026-06-13
   days on market $149,900 Active 225 DOM
7. 2026-06-09
   days on market $149,900 Active 222 DOM
8. 2026-06-08
   days on market $149,900 Active 221 DOM
9. 2026-06-07
   days on market $149,900 Active 220 DOM
10. 2026-06-04
    days on market $149,900 Active 217 DOM
11. 2026-06-03
    days on market $149,900 Active 216 DOM
12. 2026-06-02
    days on market $149,900 Active 215 DOM
13. 2026-06-01
    days on market $149,900 Active 214 DOM
14. 2026-05-31
    days on market $149,900 Active 213 DOM

ⓘ 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 7/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,118
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$4,361
• Taxable loss: −$1,455
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,063/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: Adams 12 Five Star Schools
• NCES district ID: 0806900
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $67,478
• Composite: 34.87/100
• National rank: #5086
• State rank: #26 of 86 in CO

Livability — Federal Heights

• Score: 76/100
• State rank: #28
• US rank: #3380

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment B- Housing A+ Health & safety D+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Federal Heights, CO
• County: Adams County · 464,133 people
• City population: 34,677
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 34,677
• Household income: $61,852
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1521.0

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 Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 26% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 53% English-only · Spanish 42% Other Asian/Pacific 2% Other Indo-European 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: ▼ -260.84%
• Current HPI: 285.4552
• Rent YoY: ▲ 0.77%
• 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