6651 Grove St · Berkley, CO 80221

$290,000

3 bd · 2.0 ba · 1,363 sqft · SingleFamily public records · 2 Days on market

Built 1951 9,375 sqft lot Est $453k · 36% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Approved short sale in Denver. Home needs significant work and is sold strictly as-is with no seller repairs, credits, or concessions. Inspection reports and contractor bids are available to serious buyers on request. Cash, hard money, or renovation financing recommended. Subject to third-party approval-great Denver location with strong upside for the right buyer. Bring your contractor and your numbers.

Key facts

• 9,375 sq ft lot
• 3 parking spots
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $262k (9.8% below list).
• Recommended offer: $262k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Berkley — 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 66/100 on livability (#141 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime F, amenities F, cost of living F.
• Westminster Public Schools (suburban): math 11% / reading 22% proficiency, ranked #81 of 86 in CO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Josephine Hodgkins Leadership Academy (math 12% / reading 22%, grade F, #772 of 966 statewide, top 81%, 611 students, 86% FRL); Westminster High School (math 10% / reading 33%, grade F, #313 of 381 statewide, top 82%, 2,021 students, 79% FRL).
• Market conditions: Rents soft (-0.6%/yr); 160 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).
• This rent runs 36% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $261,660 (9.8% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $452,516
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3100 W Longfellow Pl	0.15mi	3/2.0	1,416 (+4%)	18mo	$439,900	$311	72
6830 Julian St	0.27mi	3/1.0	1,248 (-8%)	9mo	$165,000	$132	62
6798 Irving St	0.19mi	4/3.0 (+1)	1,320 (-3%)	18mo	$480,000	$364	61
2830 W 67th Pl	0.30mi	4/1.0 (+1)	1,508 (+11%)	4mo	$500,000	$332	56
3390 W 63rd Ave	0.54mi	3/2.0	1,302 (-4%)	15mo	$442,400	$340	55
6745 King St	0.33mi	4/2.0 (+1)	1,504 (+10%)	22mo	$282,500	$188	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.43×
• Total profit: $-46,676
• Equity at exit: $43,240

10-year hold

• IRR: -14.9%
• Equity multiple: 0.26×
• Total profit: $-59,994
• Equity at exit: $25,074

Cash invested: $81,200 (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 80221

• Rents YoY: -0.6%
• Active inventory: 160
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$300 /mo · $3,602/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $125

Break-even live

Break-even rent $2,458

Max offer price $290,000

Occupancy floor 90%

Sensitivity live

Price	-10% $290	-5% $207	+0% $125	+5% $43	+10% $-39
Rent	-10% $-81	-5% $22	+0% $125	+5% $229	+10% $332
Rate	-1.0pp $271	-0.5pp $199	base $125	+0.5pp $50	+1.0pp $-26

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3060 W 67th Ave Denver, CO	3.0	2.0	1200	$2,215	$1.85	24d	1	0.08mi
6634 Julian St Denver, CO	3.0	2.0	1300	$2,200	$1.69	20d	1	0.15mi
6501 Irving St Denver, CO	3.0	2.5	1399	$2,500	$1.79	5d	1	0.19mi
3290 W 65th Ave Denver, CO	3.0	1.0	900	$2,150	$2.39	11d	1	0.20mi
6601 Knox Ct Unit A Denver, CO	3.0	1.0	1050	$1,995	$1.90	24d	1	0.24mi
6665 Knox Ct Denver, CO	2.0	1.0	1100	$2,295	$2.09	24d	1	0.25mi
3555 W 64th Ave Denver, CO	1.0–2.0	1.0–2.0	806	$1,944	$2.41	3d	11	0.37mi
3640 W 65th Ave Arvada, CO	3.0–4.0	3.0	1567	$3,195	$2.04	2d	36	0.39mi
6751 Meade Way Arvada, CO	3.0	3.0	1589	$3,591	$2.26	20d	1	0.41mi
6565 Meade Way Arvada, CO	4.0	3.0	1616	$3,834	$2.37	20d	1	0.41mi
6441 Meade Way Arvada, CO	3.0	3.0	1589	$3,420	$2.15	24d	1	0.45mi
6431 Meade Way Arvada, CO	3.0	3.0	1589	$3,440	$2.16	24d	1	0.45mi
6427 Meade Way Arvada, CO	4.0	3.0	1616	$3,683	$2.28	24d	1	0.45mi
6419 Meade Way Arvada, CO	4.0	3.0	1616	$3,708	$2.29	24d	1	0.46mi
2811 W 69th Ave Denver, CO	3.0	2.5	1574	$2,900	$1.84	18d	1	0.49mi
3045 W 71st Ave Westminster, CO	2.0	1.0	910	$1,467	$1.61	24d	1	0.56mi
6440 Tennyson St Arvada, CO	2.0	1.5	1448	$2,200	$1.52	5d	1	0.85mi
2053 W 67th Pl Denver, CO	3.0	2.5	1541	$2,875	$1.87	18d	1	0.90mi
1621 W 67th Cir Denver, CO	3.0	2.5	1739	$2,950	$1.70	18d	1	1.15mi
4160 W 74th Ave Westminster, CO	2.0	1.0	900	$1,445	$1.61	22d	1	1.22mi
7451 Bradburn Blvd #2 Westminster, CO	3.0	2.5	1764	$2,700	$1.53	24d	1	1.24mi
7436 Quitman St Westminster, CO	3.0	1.0	1000	$1,955	$1.96	24d	1	1.25mi
2300 W 76th Ave Denver, CO	1.0–2.0	1.0–2.0	797	$1,725	$2.16	2d	16	1.38mi
6905 Mariposa St Unit B Denver, CO	2.0	1.5	924	$1,750	$1.89	24d	1	1.39mi
6975 Mariposa St Unit A Denver, CO	2.0	1.5	928	$2,100	$2.26	5d	1	1.41mi
7028 Lipan St Denver, CO	3.0	2.0	1700	$2,400	$1.41	11d	1	1.48mi

Listing history 16 events

1. 2026-04-22
   status Pending 406-char remark

   Show marketing remark (406 chars)

   Approved short sale in Denver. Home needs significant work and is sold strictly as-is with no seller repairs, credits, or concessions. Inspection reports and contractor bids are available to serious buyers on request. Cash, hard money, or renovation financing recommended. Subject to third-party approval-great Denver location with strong upside for the right buyer. Bring your contractor and your numbers.

2. 2026-04-22
   status Pending 406-char remark

   Show marketing remark (406 chars)

   Approved short sale in Denver. Home needs significant work and is sold strictly as-is with no seller repairs, credits, or concessions. Inspection reports and contractor bids are available to serious buyers on request. Cash, hard money, or renovation financing recommended. Subject to third-party approval-great Denver location with strong upside for the right buyer. Bring your contractor and your numbers.

3. 2026-04-20
   listed $290,000 Active 406-char remark

   Show marketing remark (406 chars)

   Approved short sale in Denver. Home needs significant work and is sold strictly as-is with no seller repairs, credits, or concessions. Inspection reports and contractor bids are available to serious buyers on request. Cash, hard money, or renovation financing recommended. Subject to third-party approval-great Denver location with strong upside for the right buyer. Bring your contractor and your numbers.

4. 2026-04-20
   listed $290,000 Active 406-char remark

   Show marketing remark (406 chars)

   Approved short sale in Denver. Home needs significant work and is sold strictly as-is with no seller repairs, credits, or concessions. Inspection reports and contractor bids are available to serious buyers on request. Cash, hard money, or renovation financing recommended. Subject to third-party approval-great Denver location with strong upside for the right buyer. Bring your contractor and your numbers.

5. 2021-01-07
   soldstatus $340,000
6. 2021-01-06
   soldstatus $340,000 Closed 681-char remark

   Show marketing remark (681 chars)

   *** Offer accepted no more showings***Ranch style home with new roof and newer water heather. It has an ample flex room you can use for gym/office/family room overlooking a well taken care of yard to enjoy gatherings. 3 bedrooms 1 full bath and one half bathroom. Huge driveway for parking. As you arrive to the property please use PPE and clean any surface touched during showing. Please don't visite this home if; * you had signs or symptoms of a respiratory infection, such as fevers, cough, or sore throat* had contact with someone who either has COVID-19 been suspected of having it or has been in isolation or quarantine for exposure to it during the past 2 weeks* Thank You.

7. 2021-01-06
   soldstatus $340,000 681-char remark

   Show marketing remark (681 chars)

   *** Offer accepted no more showings***Ranch style home with new roof and newer water heather. It has an ample flex room you can use for gym/office/family room overlooking a well taken care of yard to enjoy gatherings. 3 bedrooms 1 full bath and one half bathroom. Huge driveway for parking. As you arrive to the property please use PPE and clean any surface touched during showing. Please don't visite this home if; * you had signs or symptoms of a respiratory infection, such as fevers, cough, or sore throat* had contact with someone who either has COVID-19 been suspected of having it or has been in isolation or quarantine for exposure to it during the past 2 weeks* Thank You.

8. 2020-11-17
   status Pending 681-char remark

   Show marketing remark (681 chars)

   *** Offer accepted no more showings***Ranch style home with new roof and newer water heather. It has an ample flex room you can use for gym/office/family room overlooking a well taken care of yard to enjoy gatherings. 3 bedrooms 1 full bath and one half bathroom. Huge driveway for parking. As you arrive to the property please use PPE and clean any surface touched during showing. Please don't visite this home if; * you had signs or symptoms of a respiratory infection, such as fevers, cough, or sore throat* had contact with someone who either has COVID-19 been suspected of having it or has been in isolation or quarantine for exposure to it during the past 2 weeks* Thank You.

9. 2020-11-11
   price $344,900 681-char remark

   Show marketing remark (681 chars)

   *** Offer accepted no more showings***Ranch style home with new roof and newer water heather. It has an ample flex room you can use for gym/office/family room overlooking a well taken care of yard to enjoy gatherings. 3 bedrooms 1 full bath and one half bathroom. Huge driveway for parking. As you arrive to the property please use PPE and clean any surface touched during showing. Please don't visite this home if; * you had signs or symptoms of a respiratory infection, such as fevers, cough, or sore throat* had contact with someone who either has COVID-19 been suspected of having it or has been in isolation or quarantine for exposure to it during the past 2 weeks* Thank You.

10. 2020-11-05
    listed $349,900 Active 681-char remark

    Show marketing remark (681 chars)

    *** Offer accepted no more showings***Ranch style home with new roof and newer water heather. It has an ample flex room you can use for gym/office/family room overlooking a well taken care of yard to enjoy gatherings. 3 bedrooms 1 full bath and one half bathroom. Huge driveway for parking. As you arrive to the property please use PPE and clean any surface touched during showing. Please don't visite this home if; * you had signs or symptoms of a respiratory infection, such as fevers, cough, or sore throat* had contact with someone who either has COVID-19 been suspected of having it or has been in isolation or quarantine for exposure to it during the past 2 weeks* Thank You.

11. 2020-11-05
    listed $344,900 681-char remark

    Show marketing remark (681 chars)

    *** Offer accepted no more showings***Ranch style home with new roof and newer water heather. It has an ample flex room you can use for gym/office/family room overlooking a well taken care of yard to enjoy gatherings. 3 bedrooms 1 full bath and one half bathroom. Huge driveway for parking. As you arrive to the property please use PPE and clean any surface touched during showing. Please don't visite this home if; * you had signs or symptoms of a respiratory infection, such as fevers, cough, or sore throat* had contact with someone who either has COVID-19 been suspected of having it or has been in isolation or quarantine for exposure to it during the past 2 weeks* Thank You.

12. 2015-06-23
    soldstatus $211,000
13. 2015-06-12
    soldstatus $211,000 Sold
14. 2015-05-06
    status Under Contract
15. 2015-05-02
    listed $189,900 Active
16. 1995-11-01
    soldstatus $75,050

ⓘ 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: $3,602 · $300/mo
• Projected year-2 tax: $3,602 · $300/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,399
• − Mortgage interest: −$16,245
• − Property taxes: −$3,602
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − Depreciation: −$8,436
• Taxable loss: −$3,357
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $2,310/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: Westminster Public Schools
• NCES district ID: 0807230
• Math proficiency: 11% ▼ -5.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $49,069
• Composite: 14.88/100
• National rank: #9376
• State rank: #81 of 86 in CO

Livability — Berkley

• Score: 66/100
• State rank: #141
• US rank: #11674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berkley, CO
• County: Adams County · 464,133 people
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 39,718
• Household income: $86,810
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 1276.0

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 (58%)
• Race & ethnicity: Hispanic / Latino 58% White 36% Two or more races 25% Native American 2% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 16% · Canada
• Languages at home: 62% English-only · Spanish 35% French/Haitian/Cajun 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: ▼ -257.27%
• Current HPI: 270.4775
• Rent YoY: ▼ -0.56%
• 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

+286.4% since first listed

16 events — show timeline

• 2026-04-22 Pending — IRES
• 2026-04-22 Pending — REColorado as Distributed by MLS Grid
• 2026-04-20 Listed $290,000 REColorado as Distributed by MLS Grid
• 2026-04-20 Listed $290,000 IRES
• 2021-01-07 Sold (Public Records) $340,000 Public Records
• 2021-01-06 Sold (MLS) $340,000 IRES
• 2021-01-06 Sold (MLS) $340,000 REColorado as Distributed by MLS Grid
• 2020-11-17 Pending — REColorado as Distributed by MLS Grid
• 2020-11-11 Price Changed $344,900 REColorado as Distributed by MLS Grid
• 2020-11-05 Listed $344,900 IRES
• 2020-11-05 Listed $349,900 REColorado as Distributed by MLS Grid
• 2015-06-23 Sold (Public Records) $211,000 Public Records
• 2015-06-12 Sold (MLS) $211,000 REColorado as Distributed by MLS Grid
• 2015-05-06 Pending — REColorado as Distributed by MLS Grid
• 2015-05-02 Listed $189,900 REColorado as Distributed by MLS Grid
• 1995-11-01 Sold (Public Records) $75,050 Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,602 · +19.0% YoY. Source: county tax records.