46506 Avery Ln · Bennett, CO 80102

$381,990

3 bd · 3.0 ba · 1,311 sqft · Land · 8 Days on market

Built 2026 2,508 sqft lot $71/mo HOA · 2% of rent

---

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 +12.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Step into the Albright - Smart, Stylish, and Built for the Way You Live. This thoughtfully designed 3-story single-family home offers 1,311 square feet of efficient, low-maintenance living with 3 bedrooms, 2.5 bathrooms, and an oversized 2-car garage. Whether you're just starting out or looking to simplify, the Albright delivers on all fronts-style, function, and value. Inside, the open-concept floorplan is designed for flexibility. From remote workdays to weekend gatherings, this home adapts to your lifestyle with ease. The layout flows beautifully and lives large, offering the space you need without the upkeep you don't. Energy efficiency is built right in, featuring: 2x6 exterior walls for enhanced insulation Low-E double-pane windows for year-round comfort LED lighting throughout A 96% high-efficiency furnace The innovative Rheia HVAC system for superior airflow All of this is backed by our Energy Smart Guarantee, helping lower your utility bills while creating a healthier, more sustainable home environment. The actual home may differ from the artist's renderings or photographs shown.

Key facts

• Rheia hvac system
• Led lighting
• 2x6 exterior walls

Tags

• OPEN-CONCEPT FLOORPLAN
• 2X6 EXTERIOR WALLS
• LOW-E DOUBLE-PANE WINDOWS
• LED LIGHTING
• HIGH-EFFICIENCY FURNACE
• RHEIA HVAC SYSTEM

Property features AI

Finance

• HOA & community: Metropolitan District association (professionally managed); Monthly association fee; Association amenities include park and playground; Association fees cover maintenance of grounds, recycling, and trash

Exterior

• Parking: Attached 2-car garage; 2 parking spaces total
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected (110V); Natural gas available and connected; Cable and phone available
• Home design: Single-family residence; Tri-level layout; New construction; Property unattached; Builder: Oakwood Homes, LLC — Albright model; Green energy features in construction, HVAC, insulation, and windows
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built by builder (living area and above-grade finished area reported by builder)
• Exterior features: Private yard; Rain gutters; Front porch; Full fencing; Master planned community

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven (self-cleaning); Refrigerator
• Bedrooms: 3 bedrooms total (2 on the main level, 1 on the upper level)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 bathrooms total — 1 full, 1 three-quarter, 1 half; Bathrooms located on main, upper, and lower levels
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Entrance foyer; Primary suite; Smoke-free; Walk-in closet(s); Wired for data
• Laundry & utility: In-unit laundry; Washer; Dryer; Electric water heater

🏗️ 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/3.0-bath land listed at $382k.

Deal economics

• At list price, monthly cash flow is $-63 ($-751/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (21.5% below list).
• Recommended offer: $300k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Bennett — 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 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: 212 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 $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $107k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $300,000 (21.5% 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: 0.79% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $203,974
• Equity at exit: $344,127

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $603,641
• Equity at exit: $742,123

Cash invested: $106,957 (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: 212
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$2,003
• Tax from tax record: −$199 /mo · $2,391/yr
• Insurance: −$159
• HOA: −$71
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-63

Break-even live

Break-even rent $3,079

Max offer price $370,935

Occupancy floor 97%

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: $95,498
• Closing costs: $11,460
• 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	24d	1	0.80mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 6 events

1. 2026-05-13
   status Pending 1105-char remark

   Show marketing remark (1105 chars)

   Step into the Albright - Smart, Stylish, and Built for the Way You Live. This thoughtfully designed 3-story single-family home offers 1,311 square feet of efficient, low-maintenance living with 3 bedrooms, 2.5 bathrooms, and an oversized 2-car garage. Whether you're just starting out or looking to simplify, the Albright delivers on all fronts-style, function, and value. Inside, the open-concept floorplan is designed for flexibility. From remote workdays to weekend gatherings, this home adapts to your lifestyle with ease. The layout flows beautifully and lives large, offering the space you need without the upkeep you don't. Energy efficiency is built right in, featuring: 2x6 exterior walls for enhanced insulation Low-E double-pane windows for year-round comfort LED lighting throughout A 96% high-efficiency furnace The innovative Rheia HVAC system for superior airflow All of this is backed by our Energy Smart Guarantee, helping lower your utility bills while creating a healthier, more sustainable home environment. The actual home may differ from the artist's renderings or photographs shown.

2. 2026-05-13
   status Pending 1105-char remark

   Show marketing remark (1105 chars)

   Step into the Albright - Smart, Stylish, and Built for the Way You Live. This thoughtfully designed 3-story single-family home offers 1,311 square feet of efficient, low-maintenance living with 3 bedrooms, 2.5 bathrooms, and an oversized 2-car garage. Whether you're just starting out or looking to simplify, the Albright delivers on all fronts-style, function, and value. Inside, the open-concept floorplan is designed for flexibility. From remote workdays to weekend gatherings, this home adapts to your lifestyle with ease. The layout flows beautifully and lives large, offering the space you need without the upkeep you don't. Energy efficiency is built right in, featuring: 2x6 exterior walls for enhanced insulation Low-E double-pane windows for year-round comfort LED lighting throughout A 96% high-efficiency furnace The innovative Rheia HVAC system for superior airflow All of this is backed by our Energy Smart Guarantee, helping lower your utility bills while creating a healthier, more sustainable home environment. The actual home may differ from the artist's renderings or photographs shown.

3. 2026-05-05
   listed $381,990 Active 1105-char remark

   Show marketing remark (1105 chars)

   Step into the Albright - Smart, Stylish, and Built for the Way You Live. This thoughtfully designed 3-story single-family home offers 1,311 square feet of efficient, low-maintenance living with 3 bedrooms, 2.5 bathrooms, and an oversized 2-car garage. Whether you're just starting out or looking to simplify, the Albright delivers on all fronts-style, function, and value. Inside, the open-concept floorplan is designed for flexibility. From remote workdays to weekend gatherings, this home adapts to your lifestyle with ease. The layout flows beautifully and lives large, offering the space you need without the upkeep you don't. Energy efficiency is built right in, featuring: 2x6 exterior walls for enhanced insulation Low-E double-pane windows for year-round comfort LED lighting throughout A 96% high-efficiency furnace The innovative Rheia HVAC system for superior airflow All of this is backed by our Energy Smart Guarantee, helping lower your utility bills while creating a healthier, more sustainable home environment. The actual home may differ from the artist's renderings or photographs shown.

4. 2026-05-05
   listed $381,990 Active 1105-char remark

   Show marketing remark (1105 chars)

   Step into the Albright - Smart, Stylish, and Built for the Way You Live. This thoughtfully designed 3-story single-family home offers 1,311 square feet of efficient, low-maintenance living with 3 bedrooms, 2.5 bathrooms, and an oversized 2-car garage. Whether you're just starting out or looking to simplify, the Albright delivers on all fronts-style, function, and value. Inside, the open-concept floorplan is designed for flexibility. From remote workdays to weekend gatherings, this home adapts to your lifestyle with ease. The layout flows beautifully and lives large, offering the space you need without the upkeep you don't. Energy efficiency is built right in, featuring: 2x6 exterior walls for enhanced insulation Low-E double-pane windows for year-round comfort LED lighting throughout A 96% high-efficiency furnace The innovative Rheia HVAC system for superior airflow All of this is backed by our Energy Smart Guarantee, helping lower your utility bills while creating a healthier, more sustainable home environment. The actual home may differ from the artist's renderings or photographs shown.

5. 2026-01-13
   soldstatus $1,168,700
6. 2024-10-03
   soldstatus $13,168,900

ⓘ 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: $2,391 · $199/mo
• Projected year-2 tax: $2,391 · $199/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 ≥92°F today · 16 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: −$21,397
• − Property taxes: −$2,391
• − Insurance: −$1,910
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$852
• − Depreciation: −$11,112
• Taxable loss: −$7,422
• Est. tax savings @ 24.0%: +$1,781
• After-tax cash flow: $1,030/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

-97.1% since first listed

6 events — show timeline

• 2026-05-13 Pending — IRES
• 2026-05-13 Pending — REColorado as Distributed by MLS Grid
• 2026-05-05 Listed $381,990 REColorado as Distributed by MLS Grid
• 2026-05-05 Listed $381,990 IRES
• 2026-01-13 Sold (Public Records) $1,168,700 Public Records
• 2024-10-03 Sold (Public Records) $13,168,900 Public Records

Property tax history

+1057.9%/yr

Latest (2025): $2,391 · +36.7% YoY. Source: county tax records.