211 Zachary St · Keenesburg, CO 80643

$425,000

3 bd · 3.0 ba · 1,819 sqft · SingleFamily public records · 3 Days on market

Built 2020 5,000 sqft lot Est $446k · at est. $40/mo HOA · 1% of rent

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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 +18.2/30.0
• ARV discount +9.6/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of small-town charm and modern living in this beautiful home in the growing Keenesburg community. Featuring an open-concept floor plan, this move-in-ready residence offers spacious living areas, abundant natural light, and stylish finishes throughout. The gourmet kitchen is designed for both everyday living and entertaining, complete with granite countertops, ample cabinet space, a large island, and modern appliances. The spacious primary suite provides a private retreat with an en-suite bath and generous walk-in closet. Additional bedrooms offer flexibility for family, guests, a home office, or fitness space. Central air conditioning, high-efficiency furnace, and clothes washer and dryer all included. Enjoy the convenience of an attached two-car garage, energy-efficient construction, and low-maintenance living. Step outside to a fully fenced backyard with room to relax, entertain, garden, or let pets play. A blank canvas for your creation. With open views, peaceful surroundings, and no crowded city feel, you'll enjoy the best of Colorado living while maintaining easy access to I-76, Denver, DIA, Brighton, and surrounding Front Range destinations. Located in a desirable neighborhood near parks, schools, dining, and downtown Keenesburg. Why pay high Denver prices when you can enjoy affordability, comfort, and convenience in a charming small town feel?

Key facts

• Gourmet kitchen
• Large island
• Granite countertops

Tags

• OPEN CONCEPT FLOOR PLAN
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• LARGE ISLAND
• ATTACHED TWO CAR GARAGE
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Has HOA (Evan's Place HOA); Professionally managed association; Association fee $40 monthly ($480 annually); Association phone available

Exterior

• Parking: Attached 2-car garage; 2 total parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-family residence (unattached); Frame construction; Composition roof; Two levels; Above-grade finished living area approximately 1,819
• Construction: Frame construction; Composition roof
• Exterior features: Public water; PUD zoning

Interior

• Bedrooms: 3 bedrooms (all on the upper level)
• Bathrooms: 3 bathrooms total — 2 full, 1 half; 2 bathrooms on the upper level, 1 half bath on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Two-story layout; Individual ownership

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $382 ($5k/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 $393k (7.6% below list).
• Recommended offer: $393k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 6.0% in Keenesburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#296 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A, crime B; Watch: amenities F, commute F, health & safety F.
• Weld County School District Re-3J (rural): math 18% / reading 31% proficiency, ranked #64 of 86 in CO (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hoff Elementary School (math 10% / reading 24%, grade F, #747 of 966 statewide, top 80%, 319 students, 42% FRL); Weld Central Middle School (math 12% / reading 27%, grade F, #207 of 270 statewide, top 79%, 525 students, 53% FRL); Weld Central Senior High School (math 22% / reading 42%, grade F, #220 of 381 statewide, top 59%, 697 students, 42% FRL).
• Market conditions: 63 active listings in the ZIP; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

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.
• 8 sale attempts since 6y 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 $358k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $392,848 (7.6% 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. 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?
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: 0.92% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $445,655
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Clayton Ave	0.04mi	3/3.0	1,819 (0%)	2mo	$321,100	$177	96
325 Thomas Ave	0.12mi	3/3.0	1,819 (0%)	5mo	$425,900	$234	90
402 Quincy Rr Ave	0.28mi	3/3.0	1,751 (-4%)	0mo	$420,000	$240	80
80 N Miller St	0.31mi	3/3.0	1,796 (-1%)	10mo	$440,000	$245	75
307 Thomas Ave	0.19mi	3/2.0	1,639 (-10%)	3mo	$378,500	$231	68
505 E Woodward Ave	0.42mi	2/1.0 (-1)	1,808 (-1%)	0mo	$345,000	$191	66
525 Porter Ave	0.39mi	3/2.0	1,639 (-10%)	6mo	$394,900	$241	56
309 Spruce St	0.72mi	4/2.0 (+1)	1,747 (-4%)	1mo	$449,950	$258	50
321 W Owen Ave	0.75mi	3/2.0	1,747 (-4%)	11mo	$449,950	$258	45
310 W Owen Ave	0.71mi	4/2.0 (+1)	1,747 (-4%)	9mo	$469,950	$269	44
455 S Cedar St	0.74mi	4/2.0 (+1)	1,747 (-4%)	8mo	$474,950	$272	43
311 Spruce St	0.73mi	3/2.0	1,661 (-9%)	8mo	$464,950	$280	41

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-44,609
• Equity at exit: $63,369

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-7,811
• Equity at exit: $36,746

Cash invested: $119,000 (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 80643

• Home prices YoY: -5.7%
• Active inventory: 63
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,928 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$276 /mo · $3,308/yr
• Insurance: −$177
• HOA: −$40
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $382

Break-even live

Break-even rent $3,445

Max offer price $425,000

Occupancy floor 85%

Sensitivity live

Price	-10% $623	-5% $502	+0% $382	+5% $262	+10% $141
Rent	-10% $72	-5% $227	+0% $382	+5% $537	+10% $692
Rate	-1.0pp $596	-0.5pp $490	base $382	+0.5pp $272	+1.0pp $160

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 3 events

1. 2026-06-21
   days on market $425,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1408 chars)

   Discover the perfect blend of small-town charm and modern living in this beautiful home in the growing Keenesburg community. Featuring an open-concept floor plan, this move-in-ready residence offers spacious living areas, abundant natural light, and stylish finishes throughout. The gourmet kitchen is designed for both everyday living and entertaining, complete with granite countertops, ample cabinet space, a large island, and modern appliances. The spacious primary suite provides a private retreat with an en-suite bath and generous walk-in closet. Additional bedrooms offer flexibility for family, guests, a home office, or fitness space. Central air conditioning, high-efficiency furnace, and clothes washer and dryer all included. Enjoy the convenience of an attached two-car garage, energy-efficient construction, and low-maintenance living. Step outside to a fully fenced backyard with room to relax, entertain, garden, or let pets play. A blank canvas for your creation. With open views, peaceful surroundings, and no crowded city feel, you'll enjoy the best of Colorado living while maintaining easy access to I-76, Denver, DIA, Brighton, and surrounding Front Range destinations. Located in a desirable neighborhood near parks, schools, dining, and downtown Keenesburg. Why pay high Denver prices when you can enjoy affordability, comfort, and convenience in a charming small town feel?

3. 2026-06-18
   listed $425,000 Active 1 DOM

   Show marketing remark (1408 chars)

   Discover the perfect blend of small-town charm and modern living in this beautiful home in the growing Keenesburg community. Featuring an open-concept floor plan, this move-in-ready residence offers spacious living areas, abundant natural light, and stylish finishes throughout. The gourmet kitchen is designed for both everyday living and entertaining, complete with granite countertops, ample cabinet space, a large island, and modern appliances. The spacious primary suite provides a private retreat with an en-suite bath and generous walk-in closet. Additional bedrooms offer flexibility for family, guests, a home office, or fitness space. Central air conditioning, high-efficiency furnace, and clothes washer and dryer all included. Enjoy the convenience of an attached two-car garage, energy-efficient construction, and low-maintenance living. Step outside to a fully fenced backyard with room to relax, entertain, garden, or let pets play. A blank canvas for your creation. With open views, peaceful surroundings, and no crowded city feel, you'll enjoy the best of Colorado living while maintaining easy access to I-76, Denver, DIA, Brighton, and surrounding Front Range destinations. Located in a desirable neighborhood near parks, schools, dining, and downtown Keenesburg. Why pay high Denver prices when you can enjoy affordability, comfort, and convenience in a charming small town feel?

ⓘ 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: $3,308 · $276/mo
• Projected year-2 tax: $3,308 · $276/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 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,142
• − Mortgage interest: −$23,807
• − Property taxes: −$3,308
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,771
• − Management: −$3,771
• − HOA: −$480
• − Depreciation: −$12,364
• Taxable loss: −$2,484
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $5,181/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: Weld County School District Re-3J
• NCES district ID: 0804920
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $60,814
• Composite: 22.63/100
• National rank: #8062
• State rank: #64 of 86 in CO

Livability — Keenesburg

• Score: 58/100
• State rank: #296
• US rank: #20911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keenesburg, CO
• City population: 4,257
• Population (ZIP): 4,257

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 7% Native American 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 2% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 86% English-only · Spanish 14%

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: ▼ -17.47%
• Current HPI: 287.5564
• 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

+26.9% since first listed

20 events — show timeline

• 2026-06-18 Listed $425,000 REColorado as Distributed by MLS Grid
• 2026-06-18 Listed $425,000 IRES
• 2020-10-20 Sold (MLS) $357,900 IRES
• 2020-10-20 Sold (MLS) $357,900 REColorado as Distributed by MLS Grid
• 2020-09-22 Pending — REColorado as Distributed by MLS Grid
• 2020-09-01 Price Changed $357,900 REColorado as Distributed by MLS Grid
• 2020-09-01 Relisted — REColorado as Distributed by MLS Grid
• 2020-07-23 Pending — REColorado as Distributed by MLS Grid
• 2020-07-21 Relisted — REColorado as Distributed by MLS Grid
• 2020-07-16 Pending — REColorado as Distributed by MLS Grid
• 2020-07-01 Price Changed $347,900 REColorado as Distributed by MLS Grid
• 2020-06-29 Relisted — REColorado as Distributed by MLS Grid
• 2020-05-28 Pending — REColorado as Distributed by MLS Grid
• 2020-05-21 Price Changed $342,900 REColorado as Distributed by MLS Grid
• 2020-05-18 Relisted — REColorado as Distributed by MLS Grid
• 2020-05-04 Pending — REColorado as Distributed by MLS Grid
• 2020-04-23 Price Changed $336,900 REColorado as Distributed by MLS Grid
• 2020-04-09 Price Changed $335,900 REColorado as Distributed by MLS Grid
• 2020-04-03 Listed $357,900 IRES
• 2020-04-03 Listed $334,900 REColorado as Distributed by MLS Grid

Property tax history

+132.5%/yr

Latest (2025): $3,308 · -18.3% YoY. Source: county tax records.