45829 Orchid Ave · Bennett, CO 80102

$525,000

4 bd · 3.0 ba · 1,890 sqft · SingleFamily public records · 13 Days on market

Built 2022 6,366 sqft lot Est $446k · 18% over $85/mo HOA · 2% of rent ↓ 8% since listing

---

Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.6/10.0
• DSCR +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 45829 Orchid Avenue, where peaceful Colorado living meets modern comfort. Nestled in the desirable Bennett area, this property offers the perfect balance of open space, small-town charm, and convenient access to the Denver metro area. Surrounded by wide-open skies, picturesque prairie views, and a touch of country serenity, you'll enjoy the tranquility of rural living without sacrificing everyday conveniences. Whether you're savoring colorful Colorado sunsets, enjoying the fresh air, or embracing the slower pace of life, this location provides a refreshing escape from the hustle and bustle. The Bennett community is known for its friendly atmosphere, spacious properties, excellent schools, and easy access to major highways, making commuting a breeze. Outdoor enthusiasts will appreciate the abundance of nearby recreation opportunities, while local shops, restaurants, and community events create a welcoming hometown feel. If you've been searching for a property that offers room to breathe, beautiful surroundings, and the charm of Colorado country living, 45829 Orchid Avenue is a place you'll be proud to call home.

Key facts

• 6,366 sq ft lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• HOA & community: Homeowners association (Penrith Park Homeowners); Professionally managed; Monthly HOA fee of $85 ($1,020 annually)

Exterior

• Parking: Attached 2-car garage; 2 parking spaces total
• Utilities: Public sewer
• Home design: Single-family home; Tri-level; Unattached property
• Construction: Frame construction; Composition roof
• Exterior features: Balcony; Private yard; Full yard fencing; Corner lot

Interior

• Kitchen: Kitchen island; Pantry; Granite countertops; Eat-in kitchen
• Bedrooms: 4 bedrooms (all located on the upper level)
• Flooring: Carpet; Laminate
• Bathrooms: 3 bathrooms total — 2 full (upper level) and 1 half (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Five-piece bath; Granite countertops; Kitchen island; Pantry; Primary suite; Smoke-free; Walk-in closet(s); Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-725 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $397k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (34.3% below list).
• Recommended offer: $345k (34.3% below list) — sets the bar for 1% rule.

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; 2 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 $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago 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 $344,778 (34.3% 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: 0.66% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $446,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45886 Mill Ave	0.33mi	4/3.0	1,880 (-0%)	1mo	$451,400	$240	83
45870 Mill Ave	0.33mi	4/3.0	1,880 (-0%)	3mo	$474,900	$253	82
45840 Laceleaf Dr	0.10mi	3/3.0 (-1)	1,725 (-9%)	3mo	$435,000	$252	74
45894 Mill Ave	0.33mi	5/3.0 (+1)	2,112 (+12%)	0mo	$465,250	$220	60
45878 Mill Ave	0.33mi	5/3.0 (+1)	2,112 (+12%)	1mo	$489,900	$232	59
365 Wildflower Ct	0.36mi	5/3.0 (+1)	2,112 (+12%)	0mo	$468,900	$222	58
45862 Mill Ave	0.32mi	5/3.0 (+1)	2,112 (+12%)	3mo	$485,000	$230	58
46581 Sunflower Ln	0.70mi	4/4.0	1,930 (+2%)	3mo	$481,720	$250	57
46537 Sunflower Ln	0.68mi	4/4.0	1,944 (+3%)	4mo	$429,999	$221	56
46589 Sunflower Ln	0.72mi	3/3.0 (-1)	1,944 (+3%)	1mo	$459,390	$236	56
46573 Sunflower Ln	0.71mi	3/3.0 (-1)	1,944 (+3%)	3mo	$467,999	$241	55
46569 Sunflower Ln	0.71mi	3/3.0 (-1)	1,944 (+3%)	4mo	$424,999	$219	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $239,712
• Equity at exit: $472,962

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $742,095
• Equity at exit: $1,019,960

Cash invested: $147,000 (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: 212
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $3,448 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$392 /mo · $4,699/yr
• Insurance: −$219
• HOA: −$85
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $-725

Break-even live

Break-even rent $4,365

Max offer price $396,973

Occupancy floor —

Sensitivity live

Price	-10% $-428	-5% $-576	+0% $-725	+5% $-873	+10% $-1,022
Rent	-10% $-997	-5% $-861	+0% $-725	+5% $-589	+10% $-452
Rate	-1.0pp $-460	-0.5pp $-591	base $-725	+0.5pp $-861	+1.0pp $-999

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Racer St Bennett, CO	4.0	3.0	2536	$3,500	$1.38	25d	1	0.11mi
239 Adams St Bennett, CO	3.0	2.5	1653	$3,000	$1.81	25d	1	1.15mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 9 events

1. 2026-06-18
   days on market $525,000 Active 13 DOM
2. 2026-06-17
   days on market $525,000 Active 12 DOM
3. 2026-06-16
   days on market $525,000 Active 11 DOM
4. 2026-06-15
   days on market $525,000 Active 10 DOM
5. 2026-06-13
   days on market $525,000 Active 8 DOM
6. 2026-06-13
   days on market $525,000 Active 7 DOM
7. 2026-06-09
   days on market $525,000 Active 4 DOM
8. 2026-06-08
   days on market $525,000 Active 3 DOM
9. 2026-06-07
   listed $525,000 Active 2 DOM

ⓘ 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: $4,699 · $392/mo
• Projected year-2 tax: $4,699 · $392/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 · 15 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: $41,373
• − Mortgage interest: −$29,408
• − Property taxes: −$4,699
• − Insurance: −$2,625
• − Repairs & maintenance: −$3,310
• − Management: −$3,310
• − HOA: −$1,020
• − Depreciation: −$15,273
• Taxable loss: −$18,271
• Est. tax savings @ 24.0%: +$4,385
• After-tax cash flow: $-4,312/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

-8.3% since first listed

9 events — show timeline

• 2026-06-05 Listed $525,000 REColorado as Distributed by MLS Grid
• 2026-06-05 Listed $525,000 IRES
• 2022-09-01 Listing Removed — IRES
• 2022-08-31 Sold (MLS) $535,000 IRES
• 2022-08-31 Sold (MLS) $535,000 REColorado as Distributed by MLS Grid
• 2022-04-25 Pending — REColorado as Distributed by MLS Grid
• 2022-04-22 Listing Removed — IRES
• 2022-04-14 Listed $572,270 IRES
• 2022-04-14 Listed $572,270 REColorado as Distributed by MLS Grid

Property tax history

+49.6%/yr

Latest (2025): $4,699 · -4.0% YoY. Source: county tax records.