9595 Pecos St · Thornton, CO 80260

$78,000

2 bd · 2.0 ba · 4,004 sqft · SingleFamily public records · 14 Days on market

Built 1985 134 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this gorgeous home with 3 bedrooms, 2 bathrooms, laundry room and open floor plan. Newer roof, new gutters, new painting on skirt ac unit, 2-year-old heater, storage shed. This home will not disappoint you, come and take a look. It is on a lot of community with a monthly lot fee of $1065 which includes water, trash and sewer. Want to take a look at it and dent have a real estate agent contact me 720-377-6972.

Key facts

• 133.65 acre lot
• 4 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Cap rate 17.3% vs local median 3.5% in Thornton — 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 78/100 on livability (#19 in CO, #2,583 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, cost of living F.
• Adams 12 Five Star Schools (suburban): math 31% / reading 46% proficiency, ranked #26 of 86 in CO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Federal Heights Elementary School (math 2% / reading 8%, grade F, #958 of 966 statewide, top 100%, 414 students, 87% FRL); Northglenn Middle School (math 8% / reading 12%, grade F, #246 of 270 statewide, top 91%, 684 students, 85% FRL); Northglenn High School (math 16% / reading 38%, grade F, #257 of 381 statewide, top 68%, 1,959 students, 69% FRL) — zoned schools average 81% FRL vs 33% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 38% district-wide (-24 pts) — the specific schools serving this property underperform the Adams 12 Five Star Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 136 active listings in the ZIP; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/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 $539 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 3y ago; this cycle's ask has dropped $52k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $78,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D 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?
3. 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.
4. 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.
5. 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: 2.04% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.44%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.36×
• Total profit: $29,606
• Equity at exit: $11,630

10-year hold

• IRR: 38.9%
• Equity multiple: 4.25×
• Total profit: $71,040
• Equity at exit: $6,744

Cash invested: $21,840 (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 80260

• Rents YoY: 0.8%
• Active inventory: 136
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $718

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 50%

Sensitivity live

Price	-10% $772	-5% $745	+0% $718	+5% $691	+10% $664
Rent	-10% $592	-5% $655	+0% $718	+5% $781	+10% $843
Rate	-1.0pp $757	-0.5pp $738	base $718	+0.5pp $698	+1.0pp $677

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $78,000 Active 14 DOM
2. 2026-06-18
   days on market $78,000 Active 11 DOM
3. 2026-06-17
   days on market $78,000 Active 10 DOM
4. 2026-06-16
   days on market $78,000 Active 9 DOM
5. 2026-06-15
   days on market $78,000 Active 8 DOM
6. 2026-06-13
   days on market $78,000 Active 6 DOM
7. 2026-06-13
   days on market $78,000 Active 5 DOM
8. 2026-06-09
   days on market $78,000 Active 2 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    pricedays on marketlisting id $78,000 Active 1 DOM
11. 2026-06-07
    pricedays on marketlisting id $165,000 Active 3 DOM
12. 2026-06-04
    days on market $99,000 Active 8 DOM
13. 2026-06-03
    days on market $99,000 Active 7 DOM
14. 2026-06-02
    days on market $99,000 Active 6 DOM
15. 2026-06-01
    days on market $99,000 Active 5 DOM
16. 2026-05-31
    days on market $99,000 Active 4 DOM
17. 2024-07-23
    soldstatus $120,000 Closed 425-char remark

    Show marketing remark (425 chars)

    Welcome to this gorgeous home with 3 bedrooms, 2 bathrooms, laundry room and open floor plan. Newer roof, new gutters, new painting on skirt ac unit, 2-year-old heater, storage shed. This home will not disappoint you, come and take a look. It is on a lot of community with a monthly lot fee of $1065 which includes water, trash and sewer. Want to take a look at it and dent have a real estate agent contact me 720-377-6972.

18. 2024-07-19
    soldstatus $88,000 Closed 728-char remark

    Show marketing remark (728 chars)

    Awesome Home in Excellent Community. Perfect Location easy to get to and Exclusive Extra Large Lot. You will be a proud owner of your decision to invest in your new home. This home has it all. Featuring a Well Maintained Property. A simple worry free maintenance for you peace of mind. Features include all appliances Swamp Cooler, Refrigerator, Washer/Dryer, Dishwasher, Disposal, Gas Range, Microwave Oven, Wheel Chair Ramp and Electric Wheel Chair Chair Lift, Step in Shower, 2 Walk in Closets, External Flood Lights in Front and Back, New Double Vanity, and a Linen Cabinet are all included. Also featuring LOTS of WINDOWS making Your New Home Bright and Cheery! *******MUST SEE******** CALL TO SCHEDULE YOUR SHOWING NOW!

19. 2024-07-12
    soldstatus $130,000 Closed
20. 2024-07-11
    soldstatus $107,000 Closed
21. 2024-07-03
    historical
22. 2024-07-03
    listed $130,000
23. 2024-06-27
    status Pending Accepting Backup Offers
24. 2024-06-12
    status Active
25. 2024-06-05
    status Pending 728-char remark

    Show marketing remark (728 chars)

    Awesome Home in Excellent Community. Perfect Location easy to get to and Exclusive Extra Large Lot. You will be a proud owner of your decision to invest in your new home. This home has it all. Featuring a Well Maintained Property. A simple worry free maintenance for you peace of mind. Features include all appliances Swamp Cooler, Refrigerator, Washer/Dryer, Dishwasher, Disposal, Gas Range, Microwave Oven, Wheel Chair Ramp and Electric Wheel Chair Chair Lift, Step in Shower, 2 Walk in Closets, External Flood Lights in Front and Back, New Double Vanity, and a Linen Cabinet are all included. Also featuring LOTS of WINDOWS making Your New Home Bright and Cheery! *******MUST SEE******** CALL TO SCHEDULE YOUR SHOWING NOW!

26. 2024-06-03
    status Pending Accepting Backup Offers

    Show marketing remark (425 chars)

    Welcome to this gorgeous home with 3 bedrooms, 2 bathrooms, laundry room and open floor plan. Newer roof, new gutters, new painting on skirt ac unit, 2-year-old heater, storage shed. This home will not disappoint you, come and take a look. It is on a lot of community with a monthly lot fee of $1065 which includes water, trash and sewer. Want to take a look at it and dent have a real estate agent contact me 720-377-6972.

27. 2024-06-03
    status Pending Accepting Backup Offers 425-char remark

    Show marketing remark (425 chars)

    Welcome to this gorgeous home with 3 bedrooms, 2 bathrooms, laundry room and open floor plan. Newer roof, new gutters, new painting on skirt ac unit, 2-year-old heater, storage shed. This home will not disappoint you, come and take a look. It is on a lot of community with a monthly lot fee of $1065 which includes water, trash and sewer. Want to take a look at it and dent have a real estate agent contact me 720-377-6972.

28. 2024-05-31
    soldstatus $85,000 Closed
29. 2024-05-28
    historical
30. 2024-05-28
    soldstatus $115,000 Closed
31. 2024-05-25
    listed $118,000 Active
32. 2024-05-17
    soldstatus $85,000 Closed
33. 2024-05-13
    price $125,000 425-char remark

    Show marketing remark (425 chars)

    Welcome to this gorgeous home with 3 bedrooms, 2 bathrooms, laundry room and open floor plan. Newer roof, new gutters, new painting on skirt ac unit, 2-year-old heater, storage shed. This home will not disappoint you, come and take a look. It is on a lot of community with a monthly lot fee of $1065 which includes water, trash and sewer. Want to take a look at it and dent have a real estate agent contact me 720-377-6972.

34. 2024-05-11
    listed $92,000 Active 728-char remark

    Show marketing remark (728 chars)

    Awesome Home in Excellent Community. Perfect Location easy to get to and Exclusive Extra Large Lot. You will be a proud owner of your decision to invest in your new home. This home has it all. Featuring a Well Maintained Property. A simple worry free maintenance for you peace of mind. Features include all appliances Swamp Cooler, Refrigerator, Washer/Dryer, Dishwasher, Disposal, Gas Range, Microwave Oven, Wheel Chair Ramp and Electric Wheel Chair Chair Lift, Step in Shower, 2 Walk in Closets, External Flood Lights in Front and Back, New Double Vanity, and a Linen Cabinet are all included. Also featuring LOTS of WINDOWS making Your New Home Bright and Cheery! *******MUST SEE******** CALL TO SCHEDULE YOUR SHOWING NOW!

35. 2024-05-03
    status Pending Accepting Backup Offers
36. 2024-04-30
    status Pending Accepting Backup Offers
37. 2024-04-30
    soldstatus $94,000 Closed
38. 2024-04-26
    listed $115,000 Active
39. 2024-04-22
    price $90,000
40. 2024-04-17
    listed $96,000 Active
41. 2024-04-16
    soldstatus $105,000 Closed

    Show marketing remark (425 chars)

    Welcome to this gorgeous home with 3 bedrooms, 2 bathrooms, laundry room and open floor plan. Newer roof, new gutters, new painting on skirt ac unit, 2-year-old heater, storage shed. This home will not disappoint you, come and take a look. It is on a lot of community with a monthly lot fee of $1065 which includes water, trash and sewer. Want to take a look at it and dent have a real estate agent contact me 720-377-6972.

42. 2024-04-16
    listed $135,000 Active 425-char remark

    Show marketing remark (425 chars)

    Welcome to this gorgeous home with 3 bedrooms, 2 bathrooms, laundry room and open floor plan. Newer roof, new gutters, new painting on skirt ac unit, 2-year-old heater, storage shed. This home will not disappoint you, come and take a look. It is on a lot of community with a monthly lot fee of $1065 which includes water, trash and sewer. Want to take a look at it and dent have a real estate agent contact me 720-377-6972.

43. 2024-04-13
    status Pending Accepting Backup Offers
44. 2024-04-09
    listed $85,000 Active
45. 2024-04-06
    historical
46. 2024-03-28
    price $105,000
47. 2024-03-27
    status Pending Accepting Backup Offers
48. 2024-03-22
    soldstatus $85,000 Closed
49. 2024-03-18
    soldstatus $88,000 Closed
50. 2024-03-16
    listed $94,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,090
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$2,269
• Taxable income: $7,838
• Est. tax owed @ 24.0%: −$1,881
• After-tax cash flow: $6,732/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: Adams 12 Five Star Schools
• NCES district ID: 0806900
• Math proficiency: 31% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $67,478
• Composite: 34.87/100
• National rank: #5086
• State rank: #26 of 86 in CO

Livability — Thornton

• Score: 78/100
• State rank: #19
• US rank: #2583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thornton, CO
• County: Adams County · 464,133 people
• City population: 182,398
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 34,677
• Household income: $61,852
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 1521.0

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: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 30% Two or more races 26% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 53% English-only · Spanish 42% Other Asian/Pacific 2% 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: ▼ -260.84%
• Current HPI: 285.4552
• Rent YoY: ▲ 0.77%
• 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

-98.3% since first listed

69 events — show timeline

• 2024-07-23 Sold (MLS) $120,000 REColorado as Distributed by MLS Grid
• 2024-07-19 Sold (MLS) $88,000 REColorado as Distributed by MLS Grid
• 2024-07-12 Sold (MLS) $130,000 REColorado as Distributed by MLS Grid
• 2024-07-11 Sold (MLS) $107,000 REColorado as Distributed by MLS Grid
• 2024-07-03 Listed $130,000 REColorado as Distributed by MLS Grid
• 2024-07-03 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-06-27 Pending — REColorado as Distributed by MLS Grid
• 2024-06-12 Relisted — REColorado as Distributed by MLS Grid
• 2024-06-05 Pending — REColorado as Distributed by MLS Grid
• 2024-06-03 Pending — REColorado as Distributed by MLS Grid
• 2024-06-03 Pending — REColorado as Distributed by MLS Grid
• 2024-05-31 Sold (MLS) $85,000 REColorado as Distributed by MLS Grid
• 2024-05-28 Sold (MLS) $115,000 REColorado as Distributed by MLS Grid
• 2024-05-28 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-05-25 Listed $118,000 REColorado as Distributed by MLS Grid
• 2024-05-17 Sold (MLS) $85,000 REColorado as Distributed by MLS Grid
• 2024-05-13 Price Changed $125,000 REColorado as Distributed by MLS Grid
• 2024-05-11 Listed $92,000 REColorado as Distributed by MLS Grid
• 2024-05-03 Pending — REColorado as Distributed by MLS Grid
• 2024-04-30 Pending — REColorado as Distributed by MLS Grid
• 2024-04-30 Sold (MLS) $94,000 REColorado as Distributed by MLS Grid
• 2024-04-26 Listed $115,000 REColorado as Distributed by MLS Grid
• 2024-04-22 Price Changed $90,000 REColorado as Distributed by MLS Grid
• 2024-04-17 Listed $96,000 REColorado as Distributed by MLS Grid
• 2024-04-16 Listed $135,000 REColorado as Distributed by MLS Grid
• 2024-04-16 Sold (MLS) $105,000 REColorado as Distributed by MLS Grid
• 2024-04-13 Pending — REColorado as Distributed by MLS Grid
• 2024-04-09 Listed $85,000 REColorado as Distributed by MLS Grid
• 2024-04-06 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-03-28 Price Changed $105,000 REColorado as Distributed by MLS Grid
• 2024-03-27 Pending — REColorado as Distributed by MLS Grid
• 2024-03-22 Sold (MLS) $85,000 REColorado as Distributed by MLS Grid
• 2024-03-18 Sold (MLS) $88,000 REColorado as Distributed by MLS Grid
• 2024-03-16 Listed $94,000 REColorado as Distributed by MLS Grid
• 2024-03-15 Sold (MLS) $80,000 REColorado as Distributed by MLS Grid
• 2024-03-12 Pending — REColorado as Distributed by MLS Grid
• 2024-03-08 Relisted — REColorado as Distributed by MLS Grid
• 2024-02-29 Pending — REColorado as Distributed by MLS Grid
• 2024-02-23 Pending — REColorado as Distributed by MLS Grid
• 2024-02-22 Pending — REColorado as Distributed by MLS Grid
• 2024-02-16 Pending — REColorado as Distributed by MLS Grid
• 2024-02-14 Relisted — REColorado as Distributed by MLS Grid
• 2024-02-12 Listed $96,000 REColorado as Distributed by MLS Grid
• 2024-02-08 Listed $88,000 REColorado as Distributed by MLS Grid
• 2024-02-02 Sold (MLS) $100,000 REColorado as Distributed by MLS Grid
• 2024-01-23 Listed $115,000 REColorado as Distributed by MLS Grid
• 2024-01-20 Listed $120,000 REColorado as Distributed by MLS Grid
• 2024-01-18 Listed $90,000 REColorado as Distributed by MLS Grid
• 2024-01-16 Pending — REColorado as Distributed by MLS Grid
• 2023-12-20 Pending — REColorado as Distributed by MLS Grid
• 2023-12-15 Listed $105,000 REColorado as Distributed by MLS Grid
• 2023-12-06 Sold (MLS) $100,000 REColorado as Distributed by MLS Grid
• 2023-11-05 Pending — REColorado as Distributed by MLS Grid
• 2023-11-02 Sold (MLS) $119,000 REColorado as Distributed by MLS Grid
• 2023-10-26 Listed $100,000 REColorado as Distributed by MLS Grid
• 2023-10-20 Sold (MLS) $128,000 REColorado as Distributed by MLS Grid
• 2023-10-18 Pending — REColorado as Distributed by MLS Grid
• 2023-10-17 Listing Removed — REColorado as Distributed by MLS Grid
• 2023-10-10 Listed $119,000 REColorado as Distributed by MLS Grid
• 2023-09-26 Relisted — REColorado as Distributed by MLS Grid
• 2023-09-01 Pending — REColorado as Distributed by MLS Grid
• 2023-09-01 Pending — REColorado as Distributed by MLS Grid
• 2023-08-28 Price Changed $130,000 REColorado as Distributed by MLS Grid
• 2023-08-18 Price Changed $90,000 REColorado as Distributed by MLS Grid
• 2023-08-16 Pending — REColorado as Distributed by MLS Grid
• 2011-12-16 Sold (Public Records) $47,960,000 Public Records
• 1997-04-08 Sold (Public Records) $7,952,000 Public Records
• 1996-07-01 Sold (Public Records) $5,625,000 Public Records
• 1996-06-28 Sold (Public Records) $6,875,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $371,664 · +8.7% YoY. Source: county tax records.