591 Nob Hill Trl · Franktown, CO 80116

$699,000

4 bd · 3.0 ba · 2,431 sqft · SingleFamily public records · 21 Days on market

Built 1983 4.59 ac lot

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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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open House April 19th from 1-3pm. Tucked among towering pines on over 4.5 private acres, this Pinewood Knolls retreat offers a rare opportunity to craft a Colorado dream home in a truly serene setting. Bathed in natural light from expansive windows, this home spans 3,381 square feet and features generous living spaces ready to be reimagined. A garden-level basement enhances the flexible layout, while a wood-burning fireplace anchors the main living area with warmth and charm. The property's peaceful surroundings create a sense of escape, yet remain conveniently close to town. An oversized two-car garage offers workshop potential, and essential systems - including boiler heat, air conditioning, private well and septic - are already in place. Set within a coveted community, this property offers a unique opportunity with significant upside. Whether renovating or redesigning, the setting provides the perfect canvas to create a custom retreat defined by space, privacy and possibility.

Key facts

• 4.59 acre lot
• 2 garage spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $501k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $407k (41.7% below list).
• Recommended offer: $407k (41.7% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 1.0% in Franktown — 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 65/100 on livability (#169 in CO) — a middle-class / working-renter tenant base. Strengths: crime A, employment A-, cost of living A-; Watch: amenities F, commute F, housing F.
• Douglas County School District No. RE-1 (suburban): math 45% / reading 62% proficiency, ranked #7 of 86 in CO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Franktown Elementary School (math 44% / reading 52%, grade D, #232 of 966 statewide, top 25%, 365 students, 6% FRL); Sagewood Middle School (math 27% / reading 47%, grade F, #95 of 270 statewide, top 37%, 824 students, 8% FRL); Ponderosa High School (math 36% / reading 65%, grade D+, #93 of 381 statewide, top 24%, 1,402 students, 0% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: 67 active listings in the ZIP; 3,131 units permitted in Douglas County in 2024 (950 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• Douglas County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $35k; list at $699k implies a 1880% 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 $407,371 (41.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.58% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.89%
• DSCR: 0.69
• GRM: 14.3

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: -28.3%
• Equity multiple: 0.05×
• Total profit: $-185,072
• Equity at exit: $104,223

10-year hold

• IRR: -27.7%
• Equity multiple: -0.30×
• Total profit: $-254,280
• Equity at exit: $60,437

Cash invested: $195,720 (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 80116

• Home prices YoY: -30.8%
• Active inventory: 67
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $4,074 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$385 /mo · $4,620/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$855
• Net cashflow: $-1,124

Break-even live

Break-even rent $5,496

Max offer price $500,504

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $699,000 Active 21 DOM
2. 2026-06-17
   days on market $699,000 Active 20 DOM
3. 2026-06-16
   days on market $699,000 Active 19 DOM
4. 2026-06-15
   days on market $699,000 Active 18 DOM
5. 2026-06-13
   days on market $699,000 Active 16 DOM
6. 2026-06-10
   days on market $699,000 Active 12 DOM
7. 2026-06-08
   days on market $699,000 Active 11 DOM
8. 2026-06-08
   price $699,000 Active 10 DOM
9. 2026-06-07
   days on market $725,000 Active 10 DOM
10. 2026-06-04
    days on market $725,000 Active 7 DOM
11. 2026-06-03
    days on market $725,000 Active 6 DOM
12. 2026-06-02
    status $725,000 Active 5 DOM
13. 2026-04-21
    status Pending 994-char remark

    Show marketing remark (994 chars)

    Open House April 19th from 1-3pm. Tucked among towering pines on over 4.5 private acres, this Pinewood Knolls retreat offers a rare opportunity to craft a Colorado dream home in a truly serene setting. Bathed in natural light from expansive windows, this home spans 3,381 square feet and features generous living spaces ready to be reimagined. A garden-level basement enhances the flexible layout, while a wood-burning fireplace anchors the main living area with warmth and charm. The property's peaceful surroundings create a sense of escape, yet remain conveniently close to town. An oversized two-car garage offers workshop potential, and essential systems - including boiler heat, air conditioning, private well and septic - are already in place. Set within a coveted community, this property offers a unique opportunity with significant upside. Whether renovating or redesigning, the setting provides the perfect canvas to create a custom retreat defined by space, privacy and possibility.

14. 2026-04-21
    status Pending Accepting Backup Offers 994-char remark

    Show marketing remark (994 chars)

    Open House April 19th from 1-3pm. Tucked among towering pines on over 4.5 private acres, this Pinewood Knolls retreat offers a rare opportunity to craft a Colorado dream home in a truly serene setting. Bathed in natural light from expansive windows, this home spans 3,381 square feet and features generous living spaces ready to be reimagined. A garden-level basement enhances the flexible layout, while a wood-burning fireplace anchors the main living area with warmth and charm. The property's peaceful surroundings create a sense of escape, yet remain conveniently close to town. An oversized two-car garage offers workshop potential, and essential systems - including boiler heat, air conditioning, private well and septic - are already in place. Set within a coveted community, this property offers a unique opportunity with significant upside. Whether renovating or redesigning, the setting provides the perfect canvas to create a custom retreat defined by space, privacy and possibility.

15. 2026-04-16
    listed $725,000 Active 994-char remark

    Show marketing remark (994 chars)

    Open House April 19th from 1-3pm. Tucked among towering pines on over 4.5 private acres, this Pinewood Knolls retreat offers a rare opportunity to craft a Colorado dream home in a truly serene setting. Bathed in natural light from expansive windows, this home spans 3,381 square feet and features generous living spaces ready to be reimagined. A garden-level basement enhances the flexible layout, while a wood-burning fireplace anchors the main living area with warmth and charm. The property's peaceful surroundings create a sense of escape, yet remain conveniently close to town. An oversized two-car garage offers workshop potential, and essential systems - including boiler heat, air conditioning, private well and septic - are already in place. Set within a coveted community, this property offers a unique opportunity with significant upside. Whether renovating or redesigning, the setting provides the perfect canvas to create a custom retreat defined by space, privacy and possibility.

16. 2026-04-16
    listed $725,000 Active 994-char remark

    Show marketing remark (994 chars)

    Open House April 19th from 1-3pm. Tucked among towering pines on over 4.5 private acres, this Pinewood Knolls retreat offers a rare opportunity to craft a Colorado dream home in a truly serene setting. Bathed in natural light from expansive windows, this home spans 3,381 square feet and features generous living spaces ready to be reimagined. A garden-level basement enhances the flexible layout, while a wood-burning fireplace anchors the main living area with warmth and charm. The property's peaceful surroundings create a sense of escape, yet remain conveniently close to town. An oversized two-car garage offers workshop potential, and essential systems - including boiler heat, air conditioning, private well and septic - are already in place. Set within a coveted community, this property offers a unique opportunity with significant upside. Whether renovating or redesigning, the setting provides the perfect canvas to create a custom retreat defined by space, privacy and possibility.

17. 2026-04-12
    historical $725,000 994-char remark

    Show marketing remark (994 chars)

    Open House April 19th from 1-3pm. Tucked among towering pines on over 4.5 private acres, this Pinewood Knolls retreat offers a rare opportunity to craft a Colorado dream home in a truly serene setting. Bathed in natural light from expansive windows, this home spans 3,381 square feet and features generous living spaces ready to be reimagined. A garden-level basement enhances the flexible layout, while a wood-burning fireplace anchors the main living area with warmth and charm. The property's peaceful surroundings create a sense of escape, yet remain conveniently close to town. An oversized two-car garage offers workshop potential, and essential systems - including boiler heat, air conditioning, private well and septic - are already in place. Set within a coveted community, this property offers a unique opportunity with significant upside. Whether renovating or redesigning, the setting provides the perfect canvas to create a custom retreat defined by space, privacy and possibility.

18. 1983-05-17
    soldstatus $35,300

ⓘ 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: $4,620 · $385/mo
• Projected year-2 tax: $4,620 · $385/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 2/10 Low 5 d/yr ≥88°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,885
• − Mortgage interest: −$39,155
• − Property taxes: −$4,620
• − Insurance: −$3,495
• − Repairs & maintenance: −$3,911
• − Management: −$3,911
• − Depreciation: −$20,335
• Taxable loss: −$26,541
• Est. tax savings @ 24.0%: +$6,370
• After-tax cash flow: $-7,114/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: Douglas County School District No. RE-1
• NCES district ID: 0803450
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $103,175
• Composite: 50.71/100
• National rank: #1818
• State rank: #7 of 86 in CO

Livability — Franktown

• Score: 65/100
• State rank: #169
• US rank: #13196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,393

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 400,644 people
• By 2030: 438,441 · +9.4%
• By 2040: 509,940 · +27.3%
• By 2050: 571,695 · +42.7%
• By 2075: 699,992 · +74.7%
• By 2100: 751,119 · +87.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 5% Italian 5% Portuguese 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Douglas

• 2024 margin: Lean R (+7.0) · D 45.3% · R 52.3% · Other 2.4%
• 2008→2024 swing: +10.2pp toward D · 2008: -17.2pp · 2024: -7.0pp
• All cycles: 2024: R+7.0 2020: R+7.2 2016: R+18.1 2012: R+26.5 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.43%
• Current HPI: 273.4265
• 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

+1953.8% since first listed

6 events — show timeline

• 2026-04-21 Pending — IRES
• 2026-04-21 Pending — REColorado as Distributed by MLS Grid
• 2026-04-16 Listed $725,000 IRES
• 2026-04-16 Listed $725,000 REColorado as Distributed by MLS Grid
• 2026-04-12 Coming Soon $725,000 REColorado as Distributed by MLS Grid
• 1983-05-17 Sold (Public Records) $35,300 Public Records

Property tax history

+3.1%/yr

Latest (2025): $4,620 · +0.5% YoY. Source: county tax records.