45929 Gentry Ave · Bennett, CO 80102

$525,950

4 bd · 3.0 ba · 2,711 sqft · SingleFamily public records · 166 Days on market

Built 2025 5,227 sqft lot $121/mo HOA · 3% of rent ↓ 2% 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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.7/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

**!!AVAILABLE NOW/MOVE IN READY!!**SPECIAL FINANCING AVAILABLE**The open-concept Moonstone is waiting to impress with two stories of smartly inspired living spaces and designer finishes throughout. Just off the entryway you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an well-appointed kitchen featuring a quartz center island and stainless steel appliances and an adjacent dining room. Upstairs, find a cozy loft, convenient laundry and three secondary bedrooms with a shared bath. The sprawling primary suite features a private bath and an expansive walk-in closet.

Key facts

• Open-concept
• Secluded study
• Cozy loft

Tags

• OPEN-CONCEPT
• SECLUDED STUDY
• GREAT ROOM
• QUARTZ CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• COZY LOFT

🏗️ New construction. The $525,950 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $536,778.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $526k.

Deal economics

• At list price, monthly cash flow is $-642 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (33.5% below list).
• Recommended offer: $350k (33.5% 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: 213 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).

Forward outlook

• In year one you build about $57k of equity ($4k loan paydown + $54k 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 ~$92k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($463k) 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.

Risks & watch-outs

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

Recommended offer $350,000 (33.5% 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. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $536,778
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45950 Wood Thrush Ave	0.07mi	4/3.0	2,688 (-1%)	1mo	$499,950	$186	95
45945 Wood Thrush Ave	0.05mi	4/3.0	2,695 (-1%)	3mo	$511,950	$190	94
45927 Wood Thrush Ave	0.05mi	4/3.0	2,688 (-1%)	8mo	$509,950	$190	90
45940 Gentry Ave	0.02mi	4/3.0	2,688 (-1%)	10mo	$499,950	$186	89
45899 Mill Ave	0.19mi	4/3.0	2,590 (-4%)	1mo	$509,900	$197	83
45867 Mill Ave	0.21mi	4/3.0	2,590 (-4%)	1mo	$514,000	$198	82
231 Sage Grouse Way	0.08mi	4/3.0	2,407 (-11%)	3mo	$527,050	$219	75
45935 Gentry Ave	0.01mi	3/3.0 (-1)	2,407 (-11%)	2mo	$514,950	$214	74
45915 Wood Thrush Ave	0.05mi	3/3.0 (-1)	2,407 (-11%)	3mo	$508,950	$211	71
45750 Silverdrop Ave	0.28mi	4/3.0	2,536 (-6%)	7mo	$500,000	$197	70
45922 Gentry Ave	0.03mi	3/3.0 (-1)	2,407 (-11%)	10mo	$514,950	$214	67
203 Coyote St	0.30mi	5/3.0 (+1)	2,480 (-8%)	7mo	$499,999	$202	61

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $251,319
• Equity at exit: $483,572

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $771,985
• Equity at exit: $1,042,842

Cash invested: $150,298 (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: 213
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,815
• Tax from tax record: −$247 /mo · $2,969/yr
• Insurance: −$224
• HOA: −$121
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-642

Break-even live

Break-even rent $4,313

Max offer price $423,361

Occupancy floor —

Sensitivity live

Price	-10% $-338	-5% $-490	+0% $-642	+5% $-794	+10% $-946
Rent	-10% $-919	-5% $-780	+0% $-642	+5% $-504	+10% $-366
Rate	-1.0pp $-372	-0.5pp $-506	base $-642	+0.5pp $-781	+1.0pp $-923

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: $134,194
• Closing costs: $16,103
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Racer St Bennett, CO	4.0	3.0	2536	$3,500	$1.38	26d	1	0.14mi

HOA detail

• Monthly dues: $121 · $1,452/yr

Listing history 8 events

1. 2026-03-16
   status Pending 628-char remark

   Show marketing remark (628 chars)

   **!!AVAILABLE NOW/MOVE IN READY!!**SPECIAL FINANCING AVAILABLE**The open-concept Moonstone is waiting to impress with two stories of smartly inspired living spaces and designer finishes throughout. Just off the entryway you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an well-appointed kitchen featuring a quartz center island and stainless steel appliances and an adjacent dining room. Upstairs, find a cozy loft, convenient laundry and three secondary bedrooms with a shared bath. The sprawling primary suite features a private bath and an expansive walk-in closet.

2. 2026-03-16
   status Pending 628-char remark

   Show marketing remark (628 chars)

   **!!AVAILABLE NOW/MOVE IN READY!!**SPECIAL FINANCING AVAILABLE**The open-concept Moonstone is waiting to impress with two stories of smartly inspired living spaces and designer finishes throughout. Just off the entryway you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an well-appointed kitchen featuring a quartz center island and stainless steel appliances and an adjacent dining room. Upstairs, find a cozy loft, convenient laundry and three secondary bedrooms with a shared bath. The sprawling primary suite features a private bath and an expansive walk-in closet.

3. 2026-03-15
   price $525,950 628-char remark

   Show marketing remark (628 chars)

   **!!AVAILABLE NOW/MOVE IN READY!!**SPECIAL FINANCING AVAILABLE**The open-concept Moonstone is waiting to impress with two stories of smartly inspired living spaces and designer finishes throughout. Just off the entryway you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an well-appointed kitchen featuring a quartz center island and stainless steel appliances and an adjacent dining room. Upstairs, find a cozy loft, convenient laundry and three secondary bedrooms with a shared bath. The sprawling primary suite features a private bath and an expansive walk-in closet.

4. 2026-03-15
   price $525,950 628-char remark

   Show marketing remark (628 chars)

   **!!AVAILABLE NOW/MOVE IN READY!!**SPECIAL FINANCING AVAILABLE**The open-concept Moonstone is waiting to impress with two stories of smartly inspired living spaces and designer finishes throughout. Just off the entryway you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an well-appointed kitchen featuring a quartz center island and stainless steel appliances and an adjacent dining room. Upstairs, find a cozy loft, convenient laundry and three secondary bedrooms with a shared bath. The sprawling primary suite features a private bath and an expansive walk-in closet.

5. 2026-01-27
   price $524,950 628-char remark

   Show marketing remark (628 chars)

   **!!AVAILABLE NOW/MOVE IN READY!!**SPECIAL FINANCING AVAILABLE**The open-concept Moonstone is waiting to impress with two stories of smartly inspired living spaces and designer finishes throughout. Just off the entryway you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an well-appointed kitchen featuring a quartz center island and stainless steel appliances and an adjacent dining room. Upstairs, find a cozy loft, convenient laundry and three secondary bedrooms with a shared bath. The sprawling primary suite features a private bath and an expansive walk-in closet.

6. 2026-01-27
   price $524,950 628-char remark

   Show marketing remark (628 chars)

   **!!AVAILABLE NOW/MOVE IN READY!!**SPECIAL FINANCING AVAILABLE**The open-concept Moonstone is waiting to impress with two stories of smartly inspired living spaces and designer finishes throughout. Just off the entryway you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an well-appointed kitchen featuring a quartz center island and stainless steel appliances and an adjacent dining room. Upstairs, find a cozy loft, convenient laundry and three secondary bedrooms with a shared bath. The sprawling primary suite features a private bath and an expansive walk-in closet.

7. 2025-10-01
   listed $534,950 Active 628-char remark

   Show marketing remark (628 chars)

   **!!AVAILABLE NOW/MOVE IN READY!!**SPECIAL FINANCING AVAILABLE**The open-concept Moonstone is waiting to impress with two stories of smartly inspired living spaces and designer finishes throughout. Just off the entryway you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an well-appointed kitchen featuring a quartz center island and stainless steel appliances and an adjacent dining room. Upstairs, find a cozy loft, convenient laundry and three secondary bedrooms with a shared bath. The sprawling primary suite features a private bath and an expansive walk-in closet.

8. 2025-10-01
   listed $534,950 Active 628-char remark

   Show marketing remark (628 chars)

   **!!AVAILABLE NOW/MOVE IN READY!!**SPECIAL FINANCING AVAILABLE**The open-concept Moonstone is waiting to impress with two stories of smartly inspired living spaces and designer finishes throughout. Just off the entryway you'll find a secluded study with a nearby powder room. Toward the back of the home, a great room flows into an well-appointed kitchen featuring a quartz center island and stainless steel appliances and an adjacent dining room. Upstairs, find a cozy loft, convenient laundry and three secondary bedrooms with a shared bath. The sprawling primary suite features a private bath and an expansive walk-in closet.

ⓘ 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: $2,969 · $247/mo
• Projected year-2 tax: $2,969 · $247/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥92°F today · 16 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: $42,000
• − Mortgage interest: −$30,068
• − Property taxes: −$2,969
• − Insurance: −$2,684
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$1,452
• − Depreciation: −$15,615
• Taxable loss: −$17,509
• Est. tax savings @ 24.0%: +$4,202
• After-tax cash flow: $-3,502/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

-1.7% since first listed

8 events — show timeline

• 2026-03-16 Pending — IRES
• 2026-03-16 Pending — REColorado as Distributed by MLS Grid
• 2026-03-15 Price Changed $525,950 REColorado as Distributed by MLS Grid
• 2026-03-15 Price Changed $525,950 IRES
• 2026-01-27 Price Changed $524,950 IRES
• 2026-01-27 Price Changed $524,950 REColorado as Distributed by MLS Grid
• 2025-10-01 Listed $534,950 REColorado as Distributed by MLS Grid
• 2025-10-01 Listed $534,950 IRES

Property tax history

+2014.7%/yr

Latest (2025): $2,969 · +452.8% YoY. Source: county tax records.