575 2nd St · Bennett, CO 80102

$300,000

3 bd · 1.0 ba · 1,136 sqft · Manufactured public records · 79 Days on market

Built 1970 9,230 sqft lot

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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 +19.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

Key facts

• 9,230 sq ft lot
• 2 garage spots
• Built 1970

Property features AI

Exterior

• Parking: Attached 2-car garage; Total parking for 2 vehicles
• Utilities: Public sewer
• Home design: Single-family house; One story; Property listed as a fixer
• Construction: Frame construction
• Exterior features: Composition roof; Lot approximately 0.21 acres

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 3 bedrooms (all on the main level); Primary suite
• Bathrooms: 2 total bathrooms (includes one three-quarter and one half bath; both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room; Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/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 $275k (8.4% below list).
• Recommended offer: $275k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: 213 active listings in the ZIP; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 7y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $274,683 (8.4% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.92% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 9.1

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: 28.0%
• Equity multiple: 3.22×
• Total profit: $186,079
• Equity at exit: $270,264

10-year hold

• IRR: 24.4%
• Equity multiple: 7.31×
• Total profit: $529,798
• Equity at exit: $582,834

Cash invested: $84,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,747 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $358

Break-even live

Break-even rent $2,293

Max offer price $300,000

Occupancy floor 82%

Sensitivity live

Price	-10% $528	-5% $443	+0% $358	+5% $273	+10% $188
Rent	-10% $141	-5% $250	+0% $358	+5% $467	+10% $575
Rate	-1.0pp $509	-0.5pp $434	base $358	+0.5pp $280	+1.0pp $201

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-02
   status $300,000 Pending 79 DOM
2. 2026-06-01
   days on market $300,000 Active 79 DOM
3. 2026-05-31
   days on market $300,000 Active 78 DOM
4. 2026-05-08
   price $300,000 126-char remark

   Show marketing remark (126 chars)

   Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

5. 2026-05-08
   price $300,000 126-char remark

   Show marketing remark (126 chars)

   Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

6. 2026-03-25
   status Active 126-char remark

   Show marketing remark (126 chars)

   Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

7. 2026-03-25
   status Active 126-char remark

   Show marketing remark (126 chars)

   Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

8. 2025-12-19
   status Pending 126-char remark

   Show marketing remark (126 chars)

   Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

9. 2025-12-19
   status Pending Accepting Backup Offers 126-char remark

   Show marketing remark (126 chars)

   Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

10. 2025-12-09
    status Active 126-char remark

    Show marketing remark (126 chars)

    Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

11. 2025-12-09
    price $335,000 126-char remark

    Show marketing remark (126 chars)

    Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

12. 2025-12-09
    status Active 126-char remark

    Show marketing remark (126 chars)

    Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

13. 2025-12-09
    price $335,000 126-char remark

    Show marketing remark (126 chars)

    Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

14. 2025-10-22
    status Pending 126-char remark

    Show marketing remark (126 chars)

    Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

15. 2025-10-22
    status Pending Accepting Backup Offers 126-char remark

    Show marketing remark (126 chars)

    Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

16. 2025-10-22
    listed $225,000 Active 126-char remark

    Show marketing remark (126 chars)

    Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

17. 2025-10-22
    listed $225,000 Active 126-char remark

    Show marketing remark (126 chars)

    Good Investment opportunity in the growing Bennet community; Short Sale; aesthetic updates throughout but does need some work;

18. 2025-08-02
    historical
19. 2025-08-02
    historical
20. 2025-07-07
    price $340,000
21. 2025-07-07
    price $340,000
22. 2025-07-03
    listed $2,100
23. 2025-06-11
    price $349,500
24. 2025-06-11
    price $349,500
25. 2025-05-29
    price $354,000
26. 2025-05-29
    price $354,000
27. 2025-05-13
    price $359,000
28. 2025-05-13
    price $359,000
29. 2025-04-16
    listed $362,000 Active
30. 2025-04-16
    listed $362,000 Active
31. 2025-04-14
    historical
32. 2025-04-14
    historical
33. 2025-02-20
    status Pending
34. 2025-02-20
    status Pending Accepting Backup Offers
35. 2025-02-20
    historical
36. 2025-02-20
    historical
37. 2025-02-18
    price $358,000
38. 2025-02-18
    price $358,000
39. 2025-01-27
    price $364,900
40. 2025-01-27
    price $364,900
41. 2024-12-16
    price $370,000
42. 2024-12-16
    price $370,000
43. 2024-12-11
    status Active
44. 2024-12-11
    status Active
45. 2024-12-04
    status Pending
46. 2024-12-04
    status Pending Accepting Backup Offers
47. 2024-11-20
    price $373,400
48. 2024-11-20
    price $373,400
49. 2024-11-05
    status Active
50. 2024-11-05
    status 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: $1,363 · $114/mo
• Projected year-2 tax: $1,650 · $138/mo
• Expected delta: +$287/yr (+$24/mo · 21.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 5 d/yr ≥93°F today · 13 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: $32,962
• − Mortgage interest: −$16,805
• − Property taxes: −$1,363
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − Depreciation: −$8,727
• Taxable loss: −$707
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $4,468/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

+492.9% since first listed

72 events — show timeline

• 2026-05-08 Price Changed $300,000 IRES
• 2026-05-08 Price Changed $300,000 REColorado as Distributed by MLS Grid
• 2026-03-25 Relisted — IRES
• 2026-03-25 Relisted — REColorado as Distributed by MLS Grid
• 2025-12-19 Pending — IRES
• 2025-12-19 Pending — REColorado as Distributed by MLS Grid
• 2025-12-09 Relisted — IRES
• 2025-12-09 Price Changed $335,000 IRES
• 2025-12-09 Relisted — REColorado as Distributed by MLS Grid
• 2025-12-09 Price Changed $335,000 REColorado as Distributed by MLS Grid
• 2025-10-22 Pending — IRES
• 2025-10-22 Pending — REColorado as Distributed by MLS Grid
• 2025-10-22 Listed $225,000 REColorado as Distributed by MLS Grid
• 2025-10-22 Listed $225,000 IRES
• 2025-08-02 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-08-02 Listing Removed — IRES
• 2025-07-07 Price Changed $340,000 IRES
• 2025-07-07 Price Changed $340,000 REColorado as Distributed by MLS Grid
• 2025-07-03 Listed for Rent $2,100 REDFIN
• 2025-06-11 Price Changed $349,500 IRES
• 2025-06-11 Price Changed $349,500 REColorado as Distributed by MLS Grid
• 2025-05-29 Price Changed $354,000 IRES
• 2025-05-29 Price Changed $354,000 REColorado as Distributed by MLS Grid
• 2025-05-13 Price Changed $359,000 IRES
• 2025-05-13 Price Changed $359,000 REColorado as Distributed by MLS Grid
• 2025-04-16 Listed $362,000 IRES
• 2025-04-16 Listed $362,000 REColorado as Distributed by MLS Grid
• 2025-04-14 Coming Soon — IRES
• 2025-04-14 Coming Soon — REColorado as Distributed by MLS Grid
• 2025-02-20 Pending — IRES
• 2025-02-20 Pending — REColorado as Distributed by MLS Grid
• 2025-02-20 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-02-20 Listing Removed — IRES
• 2025-02-18 Price Changed $358,000 IRES
• 2025-02-18 Price Changed $358,000 REColorado as Distributed by MLS Grid
• 2025-01-27 Price Changed $364,900 IRES
• 2025-01-27 Price Changed $364,900 REColorado as Distributed by MLS Grid
• 2024-12-16 Price Changed $370,000 IRES
• 2024-12-16 Price Changed $370,000 REColorado as Distributed by MLS Grid
• 2024-12-11 Relisted — IRES
• 2024-12-11 Relisted — REColorado as Distributed by MLS Grid
• 2024-12-04 Pending — IRES
• 2024-12-04 Pending — REColorado as Distributed by MLS Grid
• 2024-11-20 Price Changed $373,400 IRES
• 2024-11-20 Price Changed $373,400 REColorado as Distributed by MLS Grid
• 2024-11-05 Relisted — IRES
• 2024-11-05 Relisted — REColorado as Distributed by MLS Grid
• 2024-10-25 Pending — IRES
• 2024-10-25 Pending — REColorado as Distributed by MLS Grid
• 2024-10-21 Relisted — IRES
• 2024-10-21 Price Changed $374,900 IRES
• 2024-10-21 Relisted — REColorado as Distributed by MLS Grid
• 2024-10-21 Price Changed $374,900 REColorado as Distributed by MLS Grid
• 2024-08-13 Pending — IRES
• 2024-08-13 Pending — REColorado as Distributed by MLS Grid
• 2024-08-08 Price Changed $376,500 IRES
• 2024-08-08 Price Changed $376,500 REColorado as Distributed by MLS Grid
• 2024-07-11 Listed $377,500 REColorado as Distributed by MLS Grid
• 2024-07-11 Listed $377,500 IRES
• 2022-09-15 Sold (Public Records) $325,000 Public Records
• 2022-08-23 Sold (MLS) $325,000 IRES
• 2022-08-17 Pending — IRES
• 2022-05-23 Relisted — IRES
• 2022-05-16 Contingent — IRES
• 2022-05-11 Listed $325,000 IRES
• 2021-02-24 Sold (Public Records) $185,000 Public Records
• 2019-10-15 Listing Removed — REColorado as Distributed by MLS Grid
• 2019-06-06 Pending — REColorado as Distributed by MLS Grid
• 2019-06-06 Listing Removed — IRES
• 2019-03-29 Listed $149,900 REColorado as Distributed by MLS Grid
• 2019-03-29 Listed $149,900 IRES
• 2006-02-08 Sold (Public Records) $50,600 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,363 · +13.4% YoY. Source: county tax records.