55606 E 28th Pl · Strasburg, CO 80136

$329,900

3 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 6 Days on market

Built 2004 8,138 sqft lot Est $361k · 9% under $155/mo HOA · 5% of rent ↓ 8% 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).

• Cash flow +14.0/30.0
• ARV discount +11.4/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO WOLF CREEK RUN, STRASBURG. THIS PLEASANT COMMUNITY, JUST A SHORT DRIVE FROM DENVER, IS WAITING FOR YOU TO ENJOY. THIS COZY MOVE-IN READY RANCH HOME HAS THREE BEDROOMS AND TWO FULL BATHS. THE THIRD BEDROOM HAS FRENCH DOORS AND CAN ALSO BE USED AS AN OFFICE. THERE IS NEW PAINT AND NEW CARPET THROUGHOUT THE INTERIOR. OUTSIDE, THERE IS A WRAP AROUND PORCH, PRIVACY FENCE AND SPACE IN THE REAR OF THE HOME FOR 2 PLUS VEHICLES. ACROSS THE STREET, IS THE COMMUNITY PARK WHICH HAS A LARGE COVERED PICNIC AREA WITH TABLES, A PLAYGROUND AREA AND A POOL. WITH EASY ACCESS TO I-70 AND DIA, THIS IS WONDERFUL SMALL TOWN LIVING WITH EASY ACCESS TO ALL THE BIG CITY AMENITIES. SELLER TO CONTRIBUTE UP TO $10,000 TO BUYER FOR CLOSING COSTS OR RATE BUY DOWN

Key facts

• Wrap around porch
• Community park
• Privacy fence

Tags

• WRAP AROUND PORCH
• PRIVACY FENCE
• COMMUNITY PARK
• LARGE COVERED PICNIC AREA
• PLAYGROUND AREA
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $41 ($495/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (14.2% below list).
• Recommended offer: $283k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% in Strasburg — 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 60/100 on livability (#238 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute F, cost of living F.
• Strasburg School District 31J (rural): math 36% / reading 47% proficiency, ranked #32 of 176 in CO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Strasburg Elementary School (math 30% / reading 42%, grade F, #420 of 966 statewide, top 44%, 562 students, 33% FRL); Hemphill Middle School (math 24% / reading 34%, grade F, #129 of 270 statewide, top 51%, 255 students, 36% FRL); Strasburg High School (math 27% / reading 67%, grade D-, #132 of 381 statewide, top 36%, 379 students, 29% FRL) — zoned schools average 33% FRL vs 17% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 119 active listings in the ZIP; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $283,137 (14.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $360,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55606 E 28th Pl	0.00mi	3/2.0	1,014 (0%)	1mo	$329,000	$324	99
2891 Rose Hill St	0.09mi	3/2.0	1,014 (0%)	2mo	$383,000	$378	94
2804 Rose Hill St	0.07mi	3/2.0	1,014 (0%)	5mo	$368,500	$363	93
2992 Quarterland St	0.14mi	3/2.0	1,014 (0%)	4mo	$350,000	$345	90
2746 Quarterland St	0.09mi	3/2.0	1,014 (0%)	9mo	$360,000	$355	88
3003 Rose Hill St	0.14mi	3/1.0	1,012 (-0%)	3mo	$314,000	$310	86
2791 Quarterland St	0.08mi	3/1.0	1,014 (0%)	7mo	$360,700	$356	86
55619 E 31st Ave	0.23mi	3/2.0	1,014 (0%)	10mo	$336,000	$331	81
2992 Oxley St	0.30mi	2/2.0 (-1)	1,005 (-1%)	7mo	$349,900	$348	73
3088 Rose Hill St	0.23mi	3/1.0	1,012 (-0%)	16mo	$368,000	$364	72
3012 Oxley St	0.31mi	2/2.0 (-1)	1,005 (-1%)	9mo	$369,900	$368	71
3035 Oxley St	0.35mi	2/2.0 (-1)	1,005 (-1%)	18mo	$376,900	$375	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-50,841
• Equity at exit: $49,189

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-40,927
• Equity at exit: $28,524

Cash invested: $92,372 (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 80136

• Home prices YoY: -27.2%
• Active inventory: 119
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,831 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$137
• HOA: −$155
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $41

Break-even live

Break-even rent $2,779

Max offer price $329,900

Occupancy floor 94%

Sensitivity live

Price	-10% $228	-5% $135	+0% $41	+5% $-52	+10% $-146
Rent	-10% $-182	-5% $-71	+0% $41	+5% $153	+10% $265
Rate	-1.0pp $207	-0.5pp $125	base $41	+0.5pp $-44	+1.0pp $-131

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $155 · $1,860/yr
• Likely covers: pool

Listing history 12 events

1. 2026-04-26
   status Pending 759-char remark

   Show marketing remark (759 chars)

   WELCOME TO WOLF CREEK RUN, STRASBURG. THIS PLEASANT COMMUNITY, JUST A SHORT DRIVE FROM DENVER, IS WAITING FOR YOU TO ENJOY. THIS COZY MOVE-IN READY RANCH HOME HAS THREE BEDROOMS AND TWO FULL BATHS. THE THIRD BEDROOM HAS FRENCH DOORS AND CAN ALSO BE USED AS AN OFFICE. THERE IS NEW PAINT AND NEW CARPET THROUGHOUT THE INTERIOR. OUTSIDE, THERE IS A WRAP AROUND PORCH, PRIVACY FENCE AND SPACE IN THE REAR OF THE HOME FOR 2 PLUS VEHICLES. ACROSS THE STREET, IS THE COMMUNITY PARK WHICH HAS A LARGE COVERED PICNIC AREA WITH TABLES, A PLAYGROUND AREA AND A POOL. WITH EASY ACCESS TO I-70 AND DIA, THIS IS WONDERFUL SMALL TOWN LIVING WITH EASY ACCESS TO ALL THE BIG CITY AMENITIES. SELLER TO CONTRIBUTE UP TO $10,000 TO BUYER FOR CLOSING COSTS OR RATE BUY DOWN

2. 2026-04-26
   status Pending 759-char remark

   Show marketing remark (759 chars)

   WELCOME TO WOLF CREEK RUN, STRASBURG. THIS PLEASANT COMMUNITY, JUST A SHORT DRIVE FROM DENVER, IS WAITING FOR YOU TO ENJOY. THIS COZY MOVE-IN READY RANCH HOME HAS THREE BEDROOMS AND TWO FULL BATHS. THE THIRD BEDROOM HAS FRENCH DOORS AND CAN ALSO BE USED AS AN OFFICE. THERE IS NEW PAINT AND NEW CARPET THROUGHOUT THE INTERIOR. OUTSIDE, THERE IS A WRAP AROUND PORCH, PRIVACY FENCE AND SPACE IN THE REAR OF THE HOME FOR 2 PLUS VEHICLES. ACROSS THE STREET, IS THE COMMUNITY PARK WHICH HAS A LARGE COVERED PICNIC AREA WITH TABLES, A PLAYGROUND AREA AND A POOL. WITH EASY ACCESS TO I-70 AND DIA, THIS IS WONDERFUL SMALL TOWN LIVING WITH EASY ACCESS TO ALL THE BIG CITY AMENITIES. SELLER TO CONTRIBUTE UP TO $10,000 TO BUYER FOR CLOSING COSTS OR RATE BUY DOWN

3. 2026-04-20
   listed $329,900 Active 759-char remark

   Show marketing remark (759 chars)

   WELCOME TO WOLF CREEK RUN, STRASBURG. THIS PLEASANT COMMUNITY, JUST A SHORT DRIVE FROM DENVER, IS WAITING FOR YOU TO ENJOY. THIS COZY MOVE-IN READY RANCH HOME HAS THREE BEDROOMS AND TWO FULL BATHS. THE THIRD BEDROOM HAS FRENCH DOORS AND CAN ALSO BE USED AS AN OFFICE. THERE IS NEW PAINT AND NEW CARPET THROUGHOUT THE INTERIOR. OUTSIDE, THERE IS A WRAP AROUND PORCH, PRIVACY FENCE AND SPACE IN THE REAR OF THE HOME FOR 2 PLUS VEHICLES. ACROSS THE STREET, IS THE COMMUNITY PARK WHICH HAS A LARGE COVERED PICNIC AREA WITH TABLES, A PLAYGROUND AREA AND A POOL. WITH EASY ACCESS TO I-70 AND DIA, THIS IS WONDERFUL SMALL TOWN LIVING WITH EASY ACCESS TO ALL THE BIG CITY AMENITIES. SELLER TO CONTRIBUTE UP TO $10,000 TO BUYER FOR CLOSING COSTS OR RATE BUY DOWN

4. 2026-04-20
   listed $329,900 Active 759-char remark

   Show marketing remark (759 chars)

   WELCOME TO WOLF CREEK RUN, STRASBURG. THIS PLEASANT COMMUNITY, JUST A SHORT DRIVE FROM DENVER, IS WAITING FOR YOU TO ENJOY. THIS COZY MOVE-IN READY RANCH HOME HAS THREE BEDROOMS AND TWO FULL BATHS. THE THIRD BEDROOM HAS FRENCH DOORS AND CAN ALSO BE USED AS AN OFFICE. THERE IS NEW PAINT AND NEW CARPET THROUGHOUT THE INTERIOR. OUTSIDE, THERE IS A WRAP AROUND PORCH, PRIVACY FENCE AND SPACE IN THE REAR OF THE HOME FOR 2 PLUS VEHICLES. ACROSS THE STREET, IS THE COMMUNITY PARK WHICH HAS A LARGE COVERED PICNIC AREA WITH TABLES, A PLAYGROUND AREA AND A POOL. WITH EASY ACCESS TO I-70 AND DIA, THIS IS WONDERFUL SMALL TOWN LIVING WITH EASY ACCESS TO ALL THE BIG CITY AMENITIES. SELLER TO CONTRIBUTE UP TO $10,000 TO BUYER FOR CLOSING COSTS OR RATE BUY DOWN

5. 2026-01-13
   historical
6. 2026-01-13
   historical
7. 2025-12-05
   price $350,000
8. 2025-12-05
   price $350,000
9. 2025-10-20
   listed $360,000 Active
10. 2025-10-20
    listed $360,000 Active
11. 2025-10-19
    historical
12. 2025-10-19
    historical

ⓘ 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: $2,077 · $173/mo
• Projected year-2 tax: $2,077 · $173/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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,976
• − Mortgage interest: −$18,480
• − Property taxes: −$2,077
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,718
• − Management: −$2,718
• − HOA: −$1,860
• − Depreciation: −$9,597
• Taxable loss: −$5,123
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $1,724/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: Strasburg School District 31J
• NCES district ID: 0806750
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 47% ▲ 2.00%
• Median HH income: $75,620
• Composite: 40.53/100
• National rank: #7681
• State rank: #32 of 176 in CO

Livability — Strasburg

• Score: 60/100
• State rank: #238
• US rank: #18619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,965

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 20% Two or more races 12% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 4% Lithuanian 4% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

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: ▼ -105.51%
• Current HPI: 282.5881
• 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

-8.4% since first listed

12 events — show timeline

• 2026-04-26 Pending — IRES
• 2026-04-26 Pending — REColorado as Distributed by MLS Grid
• 2026-04-20 Listed $329,900 REColorado as Distributed by MLS Grid
• 2026-04-20 Listed $329,900 IRES
• 2026-01-13 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-01-13 Listing Removed — IRES
• 2025-12-05 Price Changed $350,000 IRES
• 2025-12-05 Price Changed $350,000 REColorado as Distributed by MLS Grid
• 2025-10-20 Listed $360,000 IRES
• 2025-10-20 Listed $360,000 REColorado as Distributed by MLS Grid
• 2025-10-19 Coming Soon — IRES
• 2025-10-19 Coming Soon — REColorado as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $2,077 · +6.5% YoY. Source: county tax records.