240 S 22nd Ave · Brighton, CO 80601

$288,000

3 bd · 2.0 ba · 1,924 sqft · Townhouse public records · 84 Days on market

Built 1974 $150/sqft · 20% below area Est $362k · 20% under $390/mo HOA · 15% of rent ↓ 10% 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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• 1% rule +3.8/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into authentic 1974 charm with this beautifully preserved townhome showcasing true 70’s style and a warm mid-century vibe. In its original condition, this home offers a rare opportunity to enjoy retro character at its finest. The open-concept main level flows seamlessly for everyday living and entertaining, highlighted by a cozy fireplace and dramatic extra-tall ceilings that open to the upper level. An open loft overlooks the living room, sharing a striking mezzanine space that enhances the airy feel. A main-floor bedroom adds flexibility, while classic features like a laundry chute celebrate the home’s timeless appeal. A unique blend of vintage style and functional design, this townhome is full of personality and potential. Seller Pays: Buyer uses Premium Title Services, the seller’s preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

Key facts

• Open loft
• Mezzanine space
• Cozy fireplace

Tags

• OPEN CONCEPT MAIN LEVEL
• COZY FIREPLACE
• EXTRA TALL CEILINGS
• OPEN LOFT
• MEZZANINE SPACE
• MAIN FLOOR BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $288k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (12.4% below list).
• Recommended offer: $252k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.2% in Brighton — 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 (#242 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A; Watch: crime F, amenities F, cost of living F.
• School District 27J (suburban): math 20% / reading 37% proficiency, ranked #46 of 86 in CO (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Southeast Elementary School (math 12% / reading 27%, grade F, #706 of 966 statewide, top 75%, 526 students, 65% FRL); Vikan Middle School (math 15% / reading 17%, grade F, #225 of 270 statewide, top 84%, 580 students, 64% FRL); Brighton High School (math 21% / reading 48%, grade F, #209 of 381 statewide, top 56%, 1,854 students, 38% FRL) — zoned schools average 56% FRL vs 29% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.1%/yr); 325 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $9k 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 84 days — a 6% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $252,376 (12.4% 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. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.88% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 9.5

CMA / ARV

• ARV (median comp): $362,123
• List price: $288,000
• Delta: -20.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
286 S 22nd Ave	0.09mi	3/3.0	1,984 (+3%)	1mo	$375,000	$189	86
253 S 25th Ave	0.06mi	3/3.0	1,854 (-4%)	5mo	$360,000	$194	82
222 S 22nd Ave	0.03mi	3/2.0	1,792 (-7%)	9mo	$360,000	$201	80
272 S 22nd Ave	0.07mi	3/2.0	1,792 (-7%)	11mo	$350,000	$195	76
290 S 22nd Ave	0.09mi	4/2.0 (+1)	1,792 (-7%)	5mo	$365,000	$204	75
206 S 22nd Ave	0.03mi	4/3.0 (+1)	2,120 (+10%)	14mo	$405,000	$191	61

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.21×
• Total profit: $-63,598
• Equity at exit: $42,942

10-year hold

• IRR: -31.2%
• Equity multiple: -0.19×
• Total profit: $-95,868
• Equity at exit: $24,901

Cash invested: $80,640 (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 80601

• Rents YoY: -2.1%
• Active inventory: 325
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$1,510
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$120
• HOA: −$390
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-152

Break-even live

Break-even rent $2,716

Max offer price $261,189

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-70	+0% $-152	+5% $-233	+10% $-315
Rent	-10% $-351	-5% $-251	+0% $-152	+5% $-52	+10% $48
Rate	-1.0pp $-7	-0.5pp $-79	base $-152	+0.5pp $-226	+1.0pp $-302

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 S 29th Ave Brighton, CO	3.0	2.0	1320	$2,569	$1.95	14d	1	0.36mi
3236 Mather St Brighton, CO	4.0	3.0	1810	$2,975	$1.64	5d	1	0.51mi
2454 Wolf Creek Dr Brighton, CO	3.0	2.0	1878	$1,700	$0.91	46d	1	0.56mi
410 S 36th Ave Brighton, CO	3.0	2.0	1800	$3,200	$1.78	13d	1	0.69mi
600 N 19th Ave Brighton, CO	1.0–2.0	1.0–2.0	1097	$2,100	$1.91	0d	2	0.99mi
365 S 7th Ave Brighton, CO	4.0	2.0	1400	$2,495	$1.78	0d	1	1.08mi
670 Voiles Pl Brighton, CO	3.0	2.0	1600	$1,800	$1.12	26d	1	1.17mi
1287 S 8th Ave Brighton, CO	1.0–3.0	1.0–2.0	1080	$2,386	$2.21	0d	17	1.48mi
305 N 42nd Ave Brighton, CO	1.0–3.0	1.0–2.0	981	$3,001	$3.06	0d	34	1.50mi

HOA detail

• Monthly dues: $390 · $4,680/yr

Listing history 8 events

1. 2026-05-18
   status Pending 1211-char remark

   Show marketing remark (1211 chars)

   Step into authentic 1974 charm with this beautifully preserved townhome showcasing true 70’s style and a warm mid-century vibe. In its original condition, this home offers a rare opportunity to enjoy retro character at its finest. The open-concept main level flows seamlessly for everyday living and entertaining, highlighted by a cozy fireplace and dramatic extra-tall ceilings that open to the upper level. An open loft overlooks the living room, sharing a striking mezzanine space that enhances the airy feel. A main-floor bedroom adds flexibility, while classic features like a laundry chute celebrate the home’s timeless appeal. A unique blend of vintage style and functional design, this townhome is full of personality and potential. Seller Pays: Buyer uses Premium Title Services, the seller’s preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

2. 2026-05-18
   status Pending 1211-char remark

   Show marketing remark (1211 chars)

   Step into authentic 1974 charm with this beautifully preserved townhome showcasing true 70’s style and a warm mid-century vibe. In its original condition, this home offers a rare opportunity to enjoy retro character at its finest. The open-concept main level flows seamlessly for everyday living and entertaining, highlighted by a cozy fireplace and dramatic extra-tall ceilings that open to the upper level. An open loft overlooks the living room, sharing a striking mezzanine space that enhances the airy feel. A main-floor bedroom adds flexibility, while classic features like a laundry chute celebrate the home’s timeless appeal. A unique blend of vintage style and functional design, this townhome is full of personality and potential. Seller Pays: Buyer uses Premium Title Services, the seller’s preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

3. 2026-04-20
   price $288,000 1211-char remark

   Show marketing remark (1211 chars)

   Step into authentic 1974 charm with this beautifully preserved townhome showcasing true 70’s style and a warm mid-century vibe. In its original condition, this home offers a rare opportunity to enjoy retro character at its finest. The open-concept main level flows seamlessly for everyday living and entertaining, highlighted by a cozy fireplace and dramatic extra-tall ceilings that open to the upper level. An open loft overlooks the living room, sharing a striking mezzanine space that enhances the airy feel. A main-floor bedroom adds flexibility, while classic features like a laundry chute celebrate the home’s timeless appeal. A unique blend of vintage style and functional design, this townhome is full of personality and potential. Seller Pays: Buyer uses Premium Title Services, the seller’s preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

4. 2026-04-20
   price $288,000 1211-char remark

   Show marketing remark (1211 chars)

   Step into authentic 1974 charm with this beautifully preserved townhome showcasing true 70’s style and a warm mid-century vibe. In its original condition, this home offers a rare opportunity to enjoy retro character at its finest. The open-concept main level flows seamlessly for everyday living and entertaining, highlighted by a cozy fireplace and dramatic extra-tall ceilings that open to the upper level. An open loft overlooks the living room, sharing a striking mezzanine space that enhances the airy feel. A main-floor bedroom adds flexibility, while classic features like a laundry chute celebrate the home’s timeless appeal. A unique blend of vintage style and functional design, this townhome is full of personality and potential. Seller Pays: Buyer uses Premium Title Services, the seller’s preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

5. 2026-03-25
   price $304,000 1211-char remark

   Show marketing remark (1211 chars)

   Step into authentic 1974 charm with this beautifully preserved townhome showcasing true 70’s style and a warm mid-century vibe. In its original condition, this home offers a rare opportunity to enjoy retro character at its finest. The open-concept main level flows seamlessly for everyday living and entertaining, highlighted by a cozy fireplace and dramatic extra-tall ceilings that open to the upper level. An open loft overlooks the living room, sharing a striking mezzanine space that enhances the airy feel. A main-floor bedroom adds flexibility, while classic features like a laundry chute celebrate the home’s timeless appeal. A unique blend of vintage style and functional design, this townhome is full of personality and potential. Seller Pays: Buyer uses Premium Title Services, the seller’s preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

6. 2026-03-25
   price $304,000 1211-char remark

   Show marketing remark (1211 chars)

   Step into authentic 1974 charm with this beautifully preserved townhome showcasing true 70’s style and a warm mid-century vibe. In its original condition, this home offers a rare opportunity to enjoy retro character at its finest. The open-concept main level flows seamlessly for everyday living and entertaining, highlighted by a cozy fireplace and dramatic extra-tall ceilings that open to the upper level. An open loft overlooks the living room, sharing a striking mezzanine space that enhances the airy feel. A main-floor bedroom adds flexibility, while classic features like a laundry chute celebrate the home’s timeless appeal. A unique blend of vintage style and functional design, this townhome is full of personality and potential. Seller Pays: Buyer uses Premium Title Services, the seller’s preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

7. 2026-02-23
   listed $320,000 Active 1211-char remark

   Show marketing remark (1211 chars)

   Step into authentic 1974 charm with this beautifully preserved townhome showcasing true 70’s style and a warm mid-century vibe. In its original condition, this home offers a rare opportunity to enjoy retro character at its finest. The open-concept main level flows seamlessly for everyday living and entertaining, highlighted by a cozy fireplace and dramatic extra-tall ceilings that open to the upper level. An open loft overlooks the living room, sharing a striking mezzanine space that enhances the airy feel. A main-floor bedroom adds flexibility, while classic features like a laundry chute celebrate the home’s timeless appeal. A unique blend of vintage style and functional design, this townhome is full of personality and potential. Seller Pays: Buyer uses Premium Title Services, the seller’s preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

8. 2026-02-23
   listed $320,000 Active 1211-char remark

   Show marketing remark (1211 chars)

   Step into authentic 1974 charm with this beautifully preserved townhome showcasing true 70’s style and a warm mid-century vibe. In its original condition, this home offers a rare opportunity to enjoy retro character at its finest. The open-concept main level flows seamlessly for everyday living and entertaining, highlighted by a cozy fireplace and dramatic extra-tall ceilings that open to the upper level. An open loft overlooks the living room, sharing a striking mezzanine space that enhances the airy feel. A main-floor bedroom adds flexibility, while classic features like a laundry chute celebrate the home’s timeless appeal. A unique blend of vintage style and functional design, this townhome is full of personality and potential. Seller Pays: Buyer uses Premium Title Services, the seller’s preferred title partner and closing agent. This lets the buyer bypass the title insurance fee, related search costs and reduced escrow/settlement fees, since the seller will cover those charges. The average charges for title search and insurance is $1225 & escrow/settlement fees is $875, resulting in an overall savings of ~$1660 for buyers, who opt for Premium Title Services.

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$81/yr (+$7/mo · 5.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,285
• − Mortgage interest: −$16,132
• − Property taxes: −$1,503
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − HOA: −$4,680
• − Depreciation: −$8,378
• Taxable loss: −$6,694
• Est. tax savings @ 24.0%: +$1,607
• After-tax cash flow: $-215/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: School District 27J
• NCES district ID: 0802580
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $79,576
• Composite: 27.72/100
• National rank: #6904
• State rank: #46 of 86 in CO

Livability — Brighton

• Score: 60/100
• State rank: #242
• US rank: #18760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brighton, CO
• County: Adams County · 464,133 people
• City population: 42,127
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 42,127
• Household income: $105,417
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 774.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 52% Hispanic / Latino 38% Two or more races 20% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 79% English-only · Spanish 19% Other Asian/Pacific 1% 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: ▼ -326.21%
• Current HPI: 246.2019
• Rent YoY: ▼ -2.13%
• 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

Price history

-10.0% since first listed

8 events — show timeline

• 2026-05-18 Pending — IRES
• 2026-05-18 Pending — REColorado as Distributed by MLS Grid
• 2026-04-20 Price Changed $288,000 IRES
• 2026-04-20 Price Changed $288,000 REColorado as Distributed by MLS Grid
• 2026-03-25 Price Changed $304,000 IRES
• 2026-03-25 Price Changed $304,000 REColorado as Distributed by MLS Grid
• 2026-02-23 Listed $320,000 REColorado as Distributed by MLS Grid
• 2026-02-23 Listed $320,000 IRES

Property tax history

+3.3%/yr

Latest (2025): $1,503 · +2.6% YoY. Source: county tax records.