7008 Kali Ct · Frederick, CO 80530

$424,900

3 bd · 3.0 ba · 1,570 sqft · MultiFamily public records · 3 Days on market

Built 2022 $50/mo HOA · 1% of rent ↓ 4% 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).

• Cash flow +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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 MLS

Welcome to this beautifully designed townhome, where modern style meets everyday comfort. Built in 2022, this home offers 1,570 square feet of thoughtfully planned living space, perfect for both relaxing and entertaining. The exterior features attractive architectural details, well-kept landscaping, and a detached two-car garage for added convenience. Inside, you'll find a bright, open-concept layout filled with natural light. The living, dining, and kitchen areas flow seamlessly together, creating a warm and inviting space. The kitchen is equipped with modern finishes and offers plenty of room to cook, gather, and entertain. Whether you're hosting guests or enjoying a quiet night in, this home is designed to fit your lifestyle. Located in the welcoming community of Frederick, this home offers easy access to everything you need. You're just minutes from the Carbon Valley Recreation Center, local schools, convenient shopping, and the charm of Downtown Frederick. Enjoy nearby parks, trails, and community amenities, all while benefiting from a low-maintenance lifestyle with an affordable HOA. This is a place you'll be proud to call home.

Key facts

• $50 HOA
• 2 garage spots
• Built 2022

Property features AI

Finance

• HOA & community: Has homeowners association (Village East Metro District); Professionally managed association; Association fee $50 monthly (includes grounds maintenance and snow removal)

Exterior

• Parking: Attached 2-car garage; Two parking spaces
• Security: Carbon monoxide detector(s); Smoke detector(s); Video doorbell
• Utilities: Cable available; Electricity available and connected; Internet access (wired); Natural gas available and connected; Phone available; Community sewer
• Home design: Townhouse; Two levels; Faces east; One common wall; Individually owned
• Construction: Built with frame and wood siding; Composition roof
• Exterior features: Front porch; Public water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Three bedrooms (all on the upper level); Primary suite on the upper level
• Bathrooms: Three bathrooms total: two full bathrooms (upper level), one half bathroom (main level); En suite bathroom in the primary suite
• Interior features: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Carbon monoxide and smoke detectors; Video doorbell
• Laundry & utility: Washer and dryer in unit; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $7 ($81/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 $354k (16.6% below list).
• Recommended offer: $354k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Thunder Valley Pk-8 (math 10% / reading 22%, grade F, #781 of 966 statewide, top 82%, 832 students, 57% FRL); Coal Ridge Middle School (math 23% / reading 46%, grade F, #106 of 270 statewide, top 42%, 800 students, 32% FRL); Frederick Senior High School (math 21% / reading 53%, grade F, #196 of 381 statewide, top 53%, 1,412 students, 34% FRL).
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the St. Vrain Valley School District No. Re1J average; the district grade overstates school quality for this exact location.
• Market conditions: 81 active listings in the ZIP; 2 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).
• This rent runs 34% of the median local income ($124k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,484 (16.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-68,457
• Equity at exit: $63,354

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-59,198
• Equity at exit: $36,738

Cash invested: $118,972 (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 80530

• Home prices YoY: -8.9%
• Active inventory: 81
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,545 medium
• Mortgage (P&I): −$2,228
• Tax from tax record: −$338 /mo · $4,061/yr
• Insurance: −$177
• HOA: −$50
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $7

Break-even live

Break-even rent $3,536

Max offer price $424,900

Occupancy floor 95%

Sensitivity live

Price	-10% $247	-5% $127	+0% $7	+5% $-114	+10% $-234
Rent	-10% $-273	-5% $-133	+0% $7	+5% $147	+10% $287
Rate	-1.0pp $221	-0.5pp $115	base $7	+0.5pp $-103	+1.0pp $-215

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7307 Aspen Brook Ave Frederick, CO	4.0	3.0	2200	$3,200	$1.45	15d	1	0.26mi
7340 Crystal Ave Frederick, CO	4.0	2.5	1924	$2,964	$1.54	23d	1	0.59mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: landscaping

Listing history 47 events

1. 2026-05-11
   status Pending 1158-char remark

   Show marketing remark (1158 chars)

   Welcome to this beautifully designed townhome, where modern style meets everyday comfort. Built in 2022, this home offers 1,570 square feet of thoughtfully planned living space, perfect for both relaxing and entertaining. The exterior features attractive architectural details, well-kept landscaping, and a detached two-car garage for added convenience. Inside, you'll find a bright, open-concept layout filled with natural light. The living, dining, and kitchen areas flow seamlessly together, creating a warm and inviting space. The kitchen is equipped with modern finishes and offers plenty of room to cook, gather, and entertain. Whether you're hosting guests or enjoying a quiet night in, this home is designed to fit your lifestyle. Located in the welcoming community of Frederick, this home offers easy access to everything you need. You're just minutes from the Carbon Valley Recreation Center, local schools, convenient shopping, and the charm of Downtown Frederick. Enjoy nearby parks, trails, and community amenities, all while benefiting from a low-maintenance lifestyle with an affordable HOA. This is a place you'll be proud to call home.

2. 2026-05-11
   status Pending 1158-char remark

   Show marketing remark (1158 chars)

   Welcome to this beautifully designed townhome, where modern style meets everyday comfort. Built in 2022, this home offers 1,570 square feet of thoughtfully planned living space, perfect for both relaxing and entertaining. The exterior features attractive architectural details, well-kept landscaping, and a detached two-car garage for added convenience. Inside, you'll find a bright, open-concept layout filled with natural light. The living, dining, and kitchen areas flow seamlessly together, creating a warm and inviting space. The kitchen is equipped with modern finishes and offers plenty of room to cook, gather, and entertain. Whether you're hosting guests or enjoying a quiet night in, this home is designed to fit your lifestyle. Located in the welcoming community of Frederick, this home offers easy access to everything you need. You're just minutes from the Carbon Valley Recreation Center, local schools, convenient shopping, and the charm of Downtown Frederick. Enjoy nearby parks, trails, and community amenities, all while benefiting from a low-maintenance lifestyle with an affordable HOA. This is a place you'll be proud to call home.

3. 2026-05-08
   listed $424,900 Active 1158-char remark

   Show marketing remark (1158 chars)

   Welcome to this beautifully designed townhome, where modern style meets everyday comfort. Built in 2022, this home offers 1,570 square feet of thoughtfully planned living space, perfect for both relaxing and entertaining. The exterior features attractive architectural details, well-kept landscaping, and a detached two-car garage for added convenience. Inside, you'll find a bright, open-concept layout filled with natural light. The living, dining, and kitchen areas flow seamlessly together, creating a warm and inviting space. The kitchen is equipped with modern finishes and offers plenty of room to cook, gather, and entertain. Whether you're hosting guests or enjoying a quiet night in, this home is designed to fit your lifestyle. Located in the welcoming community of Frederick, this home offers easy access to everything you need. You're just minutes from the Carbon Valley Recreation Center, local schools, convenient shopping, and the charm of Downtown Frederick. Enjoy nearby parks, trails, and community amenities, all while benefiting from a low-maintenance lifestyle with an affordable HOA. This is a place you'll be proud to call home.

4. 2026-05-08
   listed $424,900 Active 1158-char remark

   Show marketing remark (1158 chars)

   Welcome to this beautifully designed townhome, where modern style meets everyday comfort. Built in 2022, this home offers 1,570 square feet of thoughtfully planned living space, perfect for both relaxing and entertaining. The exterior features attractive architectural details, well-kept landscaping, and a detached two-car garage for added convenience. Inside, you'll find a bright, open-concept layout filled with natural light. The living, dining, and kitchen areas flow seamlessly together, creating a warm and inviting space. The kitchen is equipped with modern finishes and offers plenty of room to cook, gather, and entertain. Whether you're hosting guests or enjoying a quiet night in, this home is designed to fit your lifestyle. Located in the welcoming community of Frederick, this home offers easy access to everything you need. You're just minutes from the Carbon Valley Recreation Center, local schools, convenient shopping, and the charm of Downtown Frederick. Enjoy nearby parks, trails, and community amenities, all while benefiting from a low-maintenance lifestyle with an affordable HOA. This is a place you'll be proud to call home.

5. 2026-05-06
   historical $424,900 1158-char remark

   Show marketing remark (1158 chars)

   Welcome to this beautifully designed townhome, where modern style meets everyday comfort. Built in 2022, this home offers 1,570 square feet of thoughtfully planned living space, perfect for both relaxing and entertaining. The exterior features attractive architectural details, well-kept landscaping, and a detached two-car garage for added convenience. Inside, you'll find a bright, open-concept layout filled with natural light. The living, dining, and kitchen areas flow seamlessly together, creating a warm and inviting space. The kitchen is equipped with modern finishes and offers plenty of room to cook, gather, and entertain. Whether you're hosting guests or enjoying a quiet night in, this home is designed to fit your lifestyle. Located in the welcoming community of Frederick, this home offers easy access to everything you need. You're just minutes from the Carbon Valley Recreation Center, local schools, convenient shopping, and the charm of Downtown Frederick. Enjoy nearby parks, trails, and community amenities, all while benefiting from a low-maintenance lifestyle with an affordable HOA. This is a place you'll be proud to call home.

6. 2026-05-06
   historical $424,900 1158-char remark

   Show marketing remark (1158 chars)

   Welcome to this beautifully designed townhome, where modern style meets everyday comfort. Built in 2022, this home offers 1,570 square feet of thoughtfully planned living space, perfect for both relaxing and entertaining. The exterior features attractive architectural details, well-kept landscaping, and a detached two-car garage for added convenience. Inside, you'll find a bright, open-concept layout filled with natural light. The living, dining, and kitchen areas flow seamlessly together, creating a warm and inviting space. The kitchen is equipped with modern finishes and offers plenty of room to cook, gather, and entertain. Whether you're hosting guests or enjoying a quiet night in, this home is designed to fit your lifestyle. Located in the welcoming community of Frederick, this home offers easy access to everything you need. You're just minutes from the Carbon Valley Recreation Center, local schools, convenient shopping, and the charm of Downtown Frederick. Enjoy nearby parks, trails, and community amenities, all while benefiting from a low-maintenance lifestyle with an affordable HOA. This is a place you'll be proud to call home.

7. 2026-04-24
   historical
8. 2026-04-24
   historical
9. 2026-04-03
   price $425,000
10. 2026-04-03
    price $425,000
11. 2026-03-19
    price $428,000
12. 2026-03-19
    price $428,000
13. 2026-02-20
    price $430,000
14. 2026-02-20
    price $430,000
15. 2026-02-09
    price $432,500
16. 2026-02-09
    price $432,500
17. 2025-10-22
    price $440,000
18. 2025-10-22
    price $440,000
19. 2025-09-11
    price $444,900
20. 2025-09-11
    price $444,900
21. 2025-08-24
    listed $449,900 Active
22. 2025-08-24
    listed $449,900 Active
23. 2025-02-07
    historical
24. 2025-02-07
    historical
25. 2025-01-25
    price $455,000
26. 2025-01-25
    price $455,000
27. 2025-01-25
    price $455,000
28. 2025-01-15
    listed $460,000 Active
29. 2025-01-15
    listed $460,000 Active
30. 2022-11-28
    soldstatus $423,270 Closed
31. 2022-11-28
    soldstatus $423,270 Sold
32. 2022-10-24
    status Pending
33. 2022-10-24
    status Pending
34. 2022-10-20
    price $425,000
35. 2022-10-20
    price $425,000
36. 2022-09-30
    price $430,000
37. 2022-09-29
    price $430,000
38. 2022-09-12
    price $445,000
39. 2022-09-12
    price $445,000
40. 2022-08-18
    price $430,740
41. 2022-08-18
    price $430,740
42. 2022-08-16
    status Active
43. 2022-08-16
    status Active
44. 2022-08-04
    historical
45. 2022-08-04
    historical
46. 2022-06-21
    listed $440,740 Active
47. 2022-06-21
    listed $440,740 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: $4,061 · $338/mo
• Projected year-2 tax: $4,061 · $338/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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 18 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: $42,538
• − Mortgage interest: −$23,801
• − Property taxes: −$4,061
• − Insurance: −$2,124
• − Repairs & maintenance: −$3,403
• − Management: −$3,403
• − HOA: −$600
• − Depreciation: −$12,361
• Taxable loss: −$7,215
• Est. tax savings @ 24.0%: +$1,732
• After-tax cash flow: $1,813/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): 6,242
• Household income: $124,000
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 36.0

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 25% Two or more races 12% Asian 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Portuguese 6% Iranian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 1% German/W. Germanic 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: ▼ -34.71%
• Current HPI: 353.3026
• Rent YoY: —
• 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

-3.6% since first listed

47 events — show timeline

• 2026-05-11 Pending — IRES
• 2026-05-11 Pending — REColorado as Distributed by MLS Grid
• 2026-05-08 Listed $424,900 IRES
• 2026-05-08 Listed $424,900 REColorado as Distributed by MLS Grid
• 2026-05-06 Coming Soon $424,900 REColorado as Distributed by MLS Grid
• 2026-05-06 Coming Soon $424,900 IRES
• 2026-04-24 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-04-24 Listing Removed — IRES
• 2026-04-03 Price Changed $425,000 IRES
• 2026-04-03 Price Changed $425,000 REColorado as Distributed by MLS Grid
• 2026-03-19 Price Changed $428,000 IRES
• 2026-03-19 Price Changed $428,000 REColorado as Distributed by MLS Grid
• 2026-02-20 Price Changed $430,000 IRES
• 2026-02-20 Price Changed $430,000 REColorado as Distributed by MLS Grid
• 2026-02-09 Price Changed $432,500 IRES
• 2026-02-09 Price Changed $432,500 REColorado as Distributed by MLS Grid
• 2025-10-22 Price Changed $440,000 IRES
• 2025-10-22 Price Changed $440,000 REColorado as Distributed by MLS Grid
• 2025-09-11 Price Changed $444,900 IRES
• 2025-09-11 Price Changed $444,900 REColorado as Distributed by MLS Grid
• 2025-08-24 Listed $449,900 REColorado as Distributed by MLS Grid
• 2025-08-24 Listed $449,900 IRES
• 2025-02-07 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-02-07 Listing Removed — IRES
• 2025-01-25 Price Changed $455,000 elevateMLS
• 2025-01-25 Price Changed $455,000 IRES
• 2025-01-25 Price Changed $455,000 REColorado as Distributed by MLS Grid
• 2025-01-15 Listed $460,000 REColorado as Distributed by MLS Grid
• 2025-01-15 Listed $460,000 IRES
• 2022-11-28 Sold (MLS) $423,270 IRES
• 2022-11-28 Sold (MLS) $423,270 REColorado as Distributed by MLS Grid
• 2022-10-24 Pending — IRES
• 2022-10-24 Pending — REColorado as Distributed by MLS Grid
• 2022-10-20 Price Changed $425,000 REColorado as Distributed by MLS Grid
• 2022-10-20 Price Changed $425,000 IRES
• 2022-09-30 Price Changed $430,000 REColorado as Distributed by MLS Grid
• 2022-09-29 Price Changed $430,000 IRES
• 2022-09-12 Price Changed $445,000 REColorado as Distributed by MLS Grid
• 2022-09-12 Price Changed $445,000 IRES
• 2022-08-18 Price Changed $430,740 REColorado as Distributed by MLS Grid
• 2022-08-18 Price Changed $430,740 IRES
• 2022-08-16 Relisted — IRES
• 2022-08-16 Relisted — REColorado as Distributed by MLS Grid
• 2022-08-04 Listing Removed — IRES
• 2022-08-04 Listing Removed — REColorado as Distributed by MLS Grid
• 2022-06-21 Listed $440,740 IRES
• 2022-06-21 Listed $440,740 REColorado as Distributed by MLS Grid

Property tax history

+116.7%/yr

Latest (2025): $4,061 · +9.2% YoY. Source: county tax records.