610 3rd St · Bennett, CO 80102

$412,000

3 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 8 Days on market

Built 1973 10,018 sqft lot Est $371k · 11% over

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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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• Livability +3.0/5.0
• DSCR +2.6/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Welcome home to this beautifully updated ranch-style property in the heart of Bennett! Featuring a classic brick exterior, this move-in-ready home offers 3 bedrooms, 1 full bathroom, and 1 three-quarter bathroom with fresh interior and exterior paint and brand-new carpet throughout. Enjoy the convenience of being just minutes from schools, shopping, restaurants, and I-70, making commuting a breeze. Located approximately 30 minutes from DIA and 35 minutes from Downtown Denver, this home offers small-town living with easy access to the city. Outside, you'll find plenty of off-street parking, a large backyard with a privacy fence, and a sprinkler system to help keep the yard looking its best. With no HOA and room to relax and entertain, this property is ready for you to call it home!

Key facts

• Brick exterior
• Large backyard
• Privacy fence

Tags

• BRICK EXTERIOR
• LARGE BACKYARD
• PRIVACY FENCE
• SPRINKLER SYSTEM
• OFF-STREET PARKING
• NO HOA

Property features AI

Exterior

• Parking: 4 total parking spaces (off-street); Concrete parking surfaces
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; Unattached property
• Construction: Brick and frame construction; Composition roof; Crawl space foundation; Built as a house
• Exterior features: Private yard; Full perimeter fencing; Corner lot

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 bathrooms (1 full, 1 three-quarter; both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Carbon monoxide and smoke detectors
• Interior features: Ceiling fans; Open floor plan; No stairs

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $412k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (32.8% below list).
• Recommended offer: $277k (32.8% 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; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k 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 ~$71k 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.
• 4 sale attempts since 15y 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.
• Current owner paid $85k; list at $412k implies a 385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $277,045 (32.8% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.67% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $370,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 4th St	0.16mi	3/2.0	1,292 (+4%)	15mo	$352,000	$272	73
704 Madison Way	0.58mi	3/2.0	1,210 (-2%)	4mo	$410,000	$339	66
48280 Shetland Dr	0.69mi	3/2.0	1,285 (+4%)	6mo	$439,900	$342	57
48265 Shetland Dr	0.68mi	3/2.0	1,285 (+4%)	8mo	$449,900	$350	55
236 Jefferson Dr	0.71mi	3/2.0	1,162 (-6%)	4mo	$379,000	$326	53
280 Birch St	0.54mi	3/2.0	1,152 (-7%)	13mo	$379,900	$330	52
47354 Iris Ave	0.72mi	3/2.0	1,287 (+4%)	10mo	$360,000	$280	52
845 Madison Way	0.63mi	3/2.0	1,380 (+11%)	4mo	$378,900	$275	48
470 Kiowa Ave	0.45mi	3/3.0	1,390 (+12%)	13mo	$404,000	$291	44
781 Centennial Dr	0.71mi	3/2.0	1,416 (+14%)	9mo	$424,000	$299	36
802 Centennial Way	0.65mi	4/2.0 (+1)	1,380 (+11%)	15mo	$335,000	$243	33
831 Centennial Dr	0.72mi	3/2.0	1,416 (+14%)	15mo	$400,000	$282	30

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $204,289
• Equity at exit: $371,162

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $616,929
• Equity at exit: $800,425

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 80102

• Home prices YoY: 3.1%
• Active inventory: 212
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,770 medium
• Mortgage (P&I): −$2,161
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-313

Break-even live

Break-even rent $3,166

Max offer price $356,732

Occupancy floor —

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: —

Listing history 14 events

1. 2026-05-21
   listed $412,000 Active 791-char remark

   Show marketing remark (791 chars)

   Welcome home to this beautifully updated ranch-style property in the heart of Bennett! Featuring a classic brick exterior, this move-in-ready home offers 3 bedrooms, 1 full bathroom, and 1 three-quarter bathroom with fresh interior and exterior paint and brand-new carpet throughout. Enjoy the convenience of being just minutes from schools, shopping, restaurants, and I-70, making commuting a breeze. Located approximately 30 minutes from DIA and 35 minutes from Downtown Denver, this home offers small-town living with easy access to the city. Outside, you'll find plenty of off-street parking, a large backyard with a privacy fence, and a sprinkler system to help keep the yard looking its best. With no HOA and room to relax and entertain, this property is ready for you to call it home!

2. 2026-05-21
   listed $412,000 Active 791-char remark

   Show marketing remark (791 chars)

   Welcome home to this beautifully updated ranch-style property in the heart of Bennett! Featuring a classic brick exterior, this move-in-ready home offers 3 bedrooms, 1 full bathroom, and 1 three-quarter bathroom with fresh interior and exterior paint and brand-new carpet throughout. Enjoy the convenience of being just minutes from schools, shopping, restaurants, and I-70, making commuting a breeze. Located approximately 30 minutes from DIA and 35 minutes from Downtown Denver, this home offers small-town living with easy access to the city. Outside, you'll find plenty of off-street parking, a large backyard with a privacy fence, and a sprinkler system to help keep the yard looking its best. With no HOA and room to relax and entertain, this property is ready for you to call it home!

3. 2013-04-08
   soldstatus $85,000 Sold 248-char remark

   Show marketing remark (248 chars)

   Great price for this charming brick ranch in Bennett proper! Large corner lot, off street parking, a spacious floor plan, cozy fireplace and more! Home needs updating but has good bones. Will not finance with FHA or VA; plumbing repairs are needed.

4. 2013-03-25
   status Under Contract 248-char remark

   Show marketing remark (248 chars)

   Great price for this charming brick ranch in Bennett proper! Large corner lot, off street parking, a spacious floor plan, cozy fireplace and more! Home needs updating but has good bones. Will not finance with FHA or VA; plumbing repairs are needed.

5. 2013-03-21
   price $82,900 248-char remark

   Show marketing remark (248 chars)

   Great price for this charming brick ranch in Bennett proper! Large corner lot, off street parking, a spacious floor plan, cozy fireplace and more! Home needs updating but has good bones. Will not finance with FHA or VA; plumbing repairs are needed.

6. 2013-03-15
   listed $92,900 Active 248-char remark

   Show marketing remark (248 chars)

   Great price for this charming brick ranch in Bennett proper! Large corner lot, off street parking, a spacious floor plan, cozy fireplace and more! Home needs updating but has good bones. Will not finance with FHA or VA; plumbing repairs are needed.

7. 2011-08-09
   historical
8. 2011-06-08
   status Pending
9. 2011-05-27
   listed $65,000 Active
10. 2011-05-10
    price $80,000
11. 2011-04-29
    price $110,000
12. 2011-04-15
    price $115,000
13. 1995-05-24
    soldstatus $86,000
14. 1995-01-04
    soldstatus $82,500

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $2,266 · $189/mo
• Expected delta: +$235/yr (+$20/mo · 11.6%)

ⓘ 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 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: $33,245
• − Mortgage interest: −$23,078
• − Property taxes: −$2,031
• − Insurance: −$2,060
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − Depreciation: −$11,985
• Taxable loss: −$11,229
• Est. tax savings @ 24.0%: +$2,695
• After-tax cash flow: $-1,059/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

+399.4% since first listed

14 events — show timeline

• 2026-05-21 Listed $412,000 IRES
• 2026-05-21 Listed $412,000 REColorado as Distributed by MLS Grid
• 2013-04-08 Sold (MLS) $85,000 REColorado as Distributed by MLS Grid
• 2013-03-25 Pending — REColorado as Distributed by MLS Grid
• 2013-03-21 Price Changed $82,900 REColorado as Distributed by MLS Grid
• 2013-03-15 Listed $92,900 REColorado as Distributed by MLS Grid
• 2011-08-09 Listing Removed — REColorado as Distributed by MLS Grid
• 2011-06-08 Pending — REColorado as Distributed by MLS Grid
• 2011-05-27 Listed $65,000 REColorado as Distributed by MLS Grid
• 2011-05-10 Price Changed $80,000 REColorado as Distributed by MLS Grid
• 2011-04-29 Price Changed $110,000 REColorado as Distributed by MLS Grid
• 2011-04-15 Price Changed $115,000 REColorado as Distributed by MLS Grid
• 1995-05-24 Sold (Public Records) $86,000 Public Records
• 1995-01-04 Sold (Public Records) $82,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,031 · -0.3% YoY. Source: county tax records.