5330 Spalding Pl · Frederick, CO 80504

$412,000

3 bd · 3.0 ba · 1,551 sqft · MultiFamily public records · 46 Days on market

Built 2021 2,178 sqft lot $60/mo HOA · 4% of rent

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 5330 Spalding Place, a beautifully maintained townhome nestled in the heart of Frederick, Colorado. This inviting residence offers a perfect blend of comfort, functionality, and modern style, making it ideal for both everyday living and entertaining. Step inside to discover a bright and open floor plan filled with natural light, complemented by tasteful finishes and thoughtful design throughout. The spacious living area flows seamlessly into the dining space and kitchen, where ample cabinetry, sleek countertops, and a convenient layout create a true hub of the home. Upstairs, you'll find generously sized bedrooms, including a relaxing primary suite designed for comfort and privac

Key facts

• $60 HOA
• 2 garage spots
• Built 2021

Property features AI

Finance

• HOA & community: HOA: Silverstone HOA; HOA fee $60 monthly; Association transfer fee required; Association has reserves; HOA covers trash, snow removal, grounds maintenance, management and exterior maintenance; Community playground and trails; Pets allowed (dogs and cats)

Exterior

• Parking: Attached garage; 2 garage spaces; Garage door opener
• Utilities: City water (meter installed); Public sewer; Natural gas available (Black Hills); Electricity available; Cable and satellite available; High-speed internet available
• Home design: Townhouse; Tri-level; Attached property; Not new construction / previously owned
• Construction: Frame and stone construction; Composition roof
• Exterior features: Patio; Native grass; Level lot; Paved surfaces with curbs, gutters and sidewalks; Asphalt road frontage; City street frontage; Minimal flood risk (C rating)

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave; Garbage disposal; Fire alarm
• Bedrooms: 3 bedrooms (all conforming)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Pantry; Walk-in closet(s); Kitchen island

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $412k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $412k).
• Recommended offer: $400k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.9% in Frederick — 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 64/100 on livability (#175 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• St. Vrain Valley School District No. Re1J (suburban): math 32% / reading 51% proficiency, ranked #23 of 86 in CO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Legacy Elementary School (math 27% / reading 42%, grade F, #430 of 966 statewide, top 47%, 434 students, 27% FRL); Frederick Senior High School (math 21% / reading 53%, grade F, #196 of 381 statewide, top 53%, 1,412 students, 34% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 534 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• At $4,875/mo this rent would consume 51% of the median local household income ($114k/yr) (locally 1028% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($400k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $399,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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 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: 1.18% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 7.0

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-11,885
• Equity at exit: $61,431

10-year hold

• IRR: 3.3%
• Equity multiple: 1.20×
• Total profit: $23,562
• Equity at exit: $35,622

Cash invested: $115,360 (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 80504

• Rents YoY: -2.3%
• Active inventory: 534
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $4,875 medium
• Mortgage (P&I): −$2,161
• Tax from tax record: −$373 /mo · $4,481/yr
• Insurance: −$172
• HOA: −$60
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $1,086

Break-even live

Break-even rent $3,501

Max offer price $412,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,319	-5% $1,202	+0% $1,086	+5% $969	+10% $852
Rent	-10% $700	-5% $893	+0% $1,086	+5% $1,278	+10% $1,471
Rate	-1.0pp $1,293	-0.5pp $1,190	base $1,086	+0.5pp $979	+1.0pp $870

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$4,875
Total (3 units)			$4,875

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: $103,000
• Closing costs: $12,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Huntington Ave Dacono, CO	3.0	2.5	2013	$2,919	$1.45	14d	1	1.48mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 2 events

1. 2026-05-19
   status Pending
2. 2026-04-04
   listed $412,000 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: $4,481 · $373/mo
• Projected year-2 tax: $4,481 · $373/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 4/10 Moderate 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,500
• − Mortgage interest: −$23,078
• − Property taxes: −$4,481
• − Insurance: −$2,060
• − Repairs & maintenance: −$4,680
• − Management: −$4,680
• − HOA: −$720
• − Depreciation: −$11,985
• Taxable income: $6,815
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $11,391/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: St. Vrain Valley School District No. Re1J
• NCES district ID: 0805370
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $71,571
• Composite: 37.73/100
• National rank: #4353
• State rank: #23 of 86 in CO

Livability — Frederick

• Score: 64/100
• State rank: #175
• US rank: #14276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frederick, CO
• County: Weld County · 332,652 people
• City population: 6,242
• Metro: Greeley, CO
• Population (ZIP): 63,451
• Household income: $113,643
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1028.0

Population outlook (Weld County) Hauer SSP2

• Today (2025): 351,957 people
• By 2030: 385,304 · +9.5%
• By 2040: 451,818 · +28.4%
• By 2050: 514,478 · +46.2%
• By 2075: 648,733 · +84.3%
• By 2100: 720,400 · +104.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 24% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 13% Other Asian/Pacific 1%

Political lean MEDSL · Weld

• 2024 margin: Strong R (+21.0) · D 38.2% · R 59.2% · Other 2.6%
• 2008→2024 swing: -12.2pp toward R · 2008: -8.7pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+18.0 2016: R+22.4 2012: R+13.2 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -534.45%
• Current HPI: 245.1351
• Rent YoY: ▼ -2.34%
• Metro: Greeley, 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

Price history

2 events — show timeline

• 2026-05-19 Pending — IRES
• 2026-04-04 Listed $412,000 IRES

Property tax history

+196.9%/yr

Latest (2025): $4,481 · +8.5% YoY. Source: county tax records.