414 Hawthorn St · Frederick, CO 80530

$479,900

5 bd · 3.0 ba · 2,019 sqft · SingleFamily public records · 44 Days on market

Built 1999 6,443 sqft lot Est $466k · at est.

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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 +13.2/30.0
• ARV discount +6.2/15.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained home in a desirable neighborhood featuring a light, bright, and open floor plan. The spacious vaulted living room flows seamlessly into the dining area and well-appointed kitchen, complete with stainless steel appliances, a 5-burner gas stove with griddle, built-in microwave, and pantry. A newer sliding glass door leads to a deck overlooking a generous backyard with mature trees and front and back sprinkler systems-perfect for outdoor enjoyment. Upstairs, the primary suite offers an updated en-suite 3/4 bath with an oversized shower. The fully finished basement expands the living space with a large den, two additional bedrooms, and a newly updated Jack-and-Jill bathroom with shower. The den offers flexibility and could serve as a sixth bedroom. No HOA and convenient access to I-25 make this home an exceptional find! Some images in this listing have been virtually staged.

Key facts

• Pantry
• Open floor plan
• Built in microwave

Tags

• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• 5 BURNER GAS STOVE
• BUILT IN MICROWAVE
• PANTRY
• DECK OVERLOOKING BACKYARD

Property features AI

Exterior

• Parking: 2 parking spaces; 2-car attached garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single family residence (residential); Bi-level; Property unattached; Currently used as live/work
• Construction: Brick, frame, and wood siding construction; Composition roof
• Exterior features: Private yard; Deck; Partial fencing

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 5 bedrooms total — 3 upper level, 2 lower level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 bathrooms total — 1 full, 2 three-quarter (2 upper level, 1 lower level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Open floor plan; Vaulted ceilings; Finished basement; Carbon monoxide detector(s); Smoke detector(s)
• Laundry & utility: In-unit laundry (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-10 ($-116/yr) — negative.
• To cash-flow at today's rent, offer at most $478k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $375k (21.8% below list).
• Recommended offer: $375k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Frederick — 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 64/100 on livability (#175 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• St. Vrain Valley School District No. Re1J (suburban): math 32% / reading 51% proficiency, ranked #23 of 86 in CO (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thunder Valley Pk-8 (math 10% / reading 22%, grade F, #781 of 966 statewide, top 82%, 832 students, 57% FRL); Coal Ridge Middle School (math 23% / reading 46%, grade F, #106 of 270 statewide, top 42%, 800 students, 32% FRL); Frederick Senior High School (math 21% / reading 53%, grade F, #196 of 381 statewide, top 53%, 1,412 students, 34% FRL).
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the St. Vrain Valley School District No. Re1J average; the district grade overstates school quality for this exact location.
• Market conditions: 82 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• This rent runs 36% of the median local income ($124k/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 $3k of loan paydown is wiped out by about $14k 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

• It's been on market 44 days — a 3% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y 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

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

Recommended offer $375,368 (21.8% 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 44 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $466,389
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Warwick St	0.07mi	4/3.0 (-1)	2,158 (+7%)	0mo	$527,645	$245	80
536 Tipple Pkwy	0.45mi	4/3.0 (-1)	1,952 (-3%)	4mo	$437,000	$224	65
7307 Big Thompson Ct	0.48mi	4/3.0 (-1)	1,942 (-4%)	2mo	$525,000	$270	65
7232 Arkansas St	0.51mi	4/3.0 (-1)	1,924 (-5%)	4mo	$539,900	$281	60
6834 Blue Spruce St	0.40mi	4/2.5 (-1)	2,195 (+9%)	1mo	$578,000	$263	59
7383 Blue River Ave	0.33mi	4/3.0 (-1)	2,299 (+14%)	2mo	$530,000	$231	55
337 Buchanan Ave	0.52mi	5/3.0	2,268 (+12%)	0mo	$509,900	$225	55
421 3rd St	0.58mi	4/3.0 (-1)	2,168 (+7%)	2mo	$490,000	$226	54
7210 Animas Ave	0.40mi	4/2.5 (-1)	2,299 (+14%)	2mo	$530,000	$231	50
7240 Fall River Cir	0.54mi	5/3.0	2,317 (+15%)	2mo	$498,000	$215	48
15 Maple Dr	0.40mi	4/2.0 (-1)	1,716 (-15%)	0mo	$525,000	$306	47
205 Abeyta St	0.67mi	5/2.0	2,216 (+10%)	5mo	$408,000	$184	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-78,531
• Equity at exit: $71,555

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-69,796
• Equity at exit: $41,493

Cash invested: $134,372 (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 80530

• Home prices YoY: -8.9%
• Active inventory: 82
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,754 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$258 /mo · $3,101/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $-10

Break-even live

Break-even rent $3,766

Max offer price $478,198

Occupancy floor 95%

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7307 Aspen Brook Ave Frederick, CO	4.0	3.0	2200	$3,200	$1.45	13d	1	0.31mi
7333 Crystal Ave Frederick, CO	5.0	2.5	2030	$3,065	$1.51	13d	1	0.73mi
7405 Crystal Ave Frederick, CO	5.0	2.5	2030	$3,065	$1.51	23d	1	0.73mi
7340 Crystal Ave Frederick, CO	4.0	2.5	1924	$2,964	$1.54	21d	1	0.76mi

Listing history 32 events

1. 2026-06-13
   statusdays on market $479,900 Pending 44 DOM
2. 2026-06-09
   days on market $479,900 Active 41 DOM
3. 2026-06-09
   days on market $479,900 Active 40 DOM
4. 2026-06-07
   days on market $479,900 Active 39 DOM
5. 2026-06-02
   days on market $479,900 Active 34 DOM
6. 2026-06-01
   days on market $479,900 Active 33 DOM
7. 2026-05-31
   days on market $479,900 Active 32 DOM
8. 2026-05-30
   pricedays on market $479,900 Active 31 DOM
9. 2026-04-29
   listed $499,900 Active 913-char remark

   Show marketing remark (913 chars)

   Beautifully maintained home in a desirable neighborhood featuring a light, bright, and open floor plan. The spacious vaulted living room flows seamlessly into the dining area and well-appointed kitchen, complete with stainless steel appliances, a 5-burner gas stove with griddle, built-in microwave, and pantry. A newer sliding glass door leads to a deck overlooking a generous backyard with mature trees and front and back sprinkler systems-perfect for outdoor enjoyment. Upstairs, the primary suite offers an updated en-suite 3/4 bath with an oversized shower. The fully finished basement expands the living space with a large den, two additional bedrooms, and a newly updated Jack-and-Jill bathroom with shower. The den offers flexibility and could serve as a sixth bedroom. No HOA and convenient access to I-25 make this home an exceptional find! Some images in this listing have been virtually staged.

10. 2026-04-29
    listed $499,900 Active 913-char remark

    Show marketing remark (913 chars)

    Beautifully maintained home in a desirable neighborhood featuring a light, bright, and open floor plan. The spacious vaulted living room flows seamlessly into the dining area and well-appointed kitchen, complete with stainless steel appliances, a 5-burner gas stove with griddle, built-in microwave, and pantry. A newer sliding glass door leads to a deck overlooking a generous backyard with mature trees and front and back sprinkler systems-perfect for outdoor enjoyment. Upstairs, the primary suite offers an updated en-suite 3/4 bath with an oversized shower. The fully finished basement expands the living space with a large den, two additional bedrooms, and a newly updated Jack-and-Jill bathroom with shower. The den offers flexibility and could serve as a sixth bedroom. No HOA and convenient access to I-25 make this home an exceptional find! Some images in this listing have been virtually staged.

11. 2026-03-30
    historical $3,299
12. 2026-03-19
    listed $3,299
13. 2024-02-28
    historical $2,800
14. 2024-02-03
    listed $2,800
15. 2021-12-01
    soldstatus $475,000
16. 2021-11-30
    soldstatus $475,000 Closed 693-char remark

    Show marketing remark (693 chars)

    Lovely home in a fabulous neighborhood. Light and bright floorplan with great open layout! The very large vaulted living room leads to ample eating space and kitchen featuring stainless steel appliances including a 5 burner gas stove with griddle and built-in microwave and pantry. Newer sliding glass door which steps out to a deck overlooking a great yard with mature trees and front and back sprinklers! Upper-level master updated en suite with a delightful 3/4 bath featuring an oversized shower. The basement is fully finished, adding a large den, 2 additional bedrooms, and another new jack and jill bathroom with shower. The den could be a 6th bedroom.No HOA, quick access to I-25!

17. 2021-11-30
    soldstatus $475,000 693-char remark

    Show marketing remark (693 chars)

    Lovely home in a fabulous neighborhood. Light and bright floorplan with great open layout! The very large vaulted living room leads to ample eating space and kitchen featuring stainless steel appliances including a 5 burner gas stove with griddle and built-in microwave and pantry. Newer sliding glass door which steps out to a deck overlooking a great yard with mature trees and front and back sprinklers! Upper-level master updated en suite with a delightful 3/4 bath featuring an oversized shower. The basement is fully finished, adding a large den, 2 additional bedrooms, and another new jack and jill bathroom with shower. The den could be a 6th bedroom.No HOA, quick access to I-25!

18. 2021-10-27
    status Pending Accepting Backup Offers 693-char remark

    Show marketing remark (693 chars)

    Lovely home in a fabulous neighborhood. Light and bright floorplan with great open layout! The very large vaulted living room leads to ample eating space and kitchen featuring stainless steel appliances including a 5 burner gas stove with griddle and built-in microwave and pantry. Newer sliding glass door which steps out to a deck overlooking a great yard with mature trees and front and back sprinklers! Upper-level master updated en suite with a delightful 3/4 bath featuring an oversized shower. The basement is fully finished, adding a large den, 2 additional bedrooms, and another new jack and jill bathroom with shower. The den could be a 6th bedroom.No HOA, quick access to I-25!

19. 2021-10-21
    listed $455,000 Active 693-char remark

    Show marketing remark (693 chars)

    Lovely home in a fabulous neighborhood. Light and bright floorplan with great open layout! The very large vaulted living room leads to ample eating space and kitchen featuring stainless steel appliances including a 5 burner gas stove with griddle and built-in microwave and pantry. Newer sliding glass door which steps out to a deck overlooking a great yard with mature trees and front and back sprinklers! Upper-level master updated en suite with a delightful 3/4 bath featuring an oversized shower. The basement is fully finished, adding a large den, 2 additional bedrooms, and another new jack and jill bathroom with shower. The den could be a 6th bedroom.No HOA, quick access to I-25!

20. 2021-10-21
    listed $455,000 693-char remark

    Show marketing remark (693 chars)

    Lovely home in a fabulous neighborhood. Light and bright floorplan with great open layout! The very large vaulted living room leads to ample eating space and kitchen featuring stainless steel appliances including a 5 burner gas stove with griddle and built-in microwave and pantry. Newer sliding glass door which steps out to a deck overlooking a great yard with mature trees and front and back sprinklers! Upper-level master updated en suite with a delightful 3/4 bath featuring an oversized shower. The basement is fully finished, adding a large den, 2 additional bedrooms, and another new jack and jill bathroom with shower. The den could be a 6th bedroom.No HOA, quick access to I-25!

21. 2019-03-13
    soldstatus $325,000
22. 2019-03-08
    soldstatus $325,000 Sold
23. 2019-03-08
    soldstatus $325,000 Sold
24. 2019-02-23
    historical Active - Backup
25. 2019-02-23
    status Under Contract
26. 2019-02-19
    listed $325,000 Active
27. 2019-02-19
    listed $325,000 Active
28. 2010-06-29
    soldstatus $156,000
29. 2010-05-10
    listed $159,900
30. 2009-04-28
    historical
31. 2009-02-02
    listed $180,000
32. 1999-08-03
    soldstatus $130,000

ⓘ 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: $3,101 · $258/mo
• Projected year-2 tax: $3,101 · $258/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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,044
• − Mortgage interest: −$26,882
• − Property taxes: −$3,101
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,604
• − Management: −$3,604
• − Depreciation: −$13,961
• Taxable loss: −$8,506
• Est. tax savings @ 24.0%: +$2,041
• After-tax cash flow: $1,926/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: St. Vrain Valley School District No. Re1J
• NCES district ID: 0805370
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $71,571
• Composite: 37.73/100
• National rank: #4353
• State rank: #23 of 86 in CO

Livability — Frederick

• Score: 64/100
• State rank: #175
• US rank: #14276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frederick, CO
• County: Weld County · 332,652 people
• City population: 6,242
• Metro: Greeley, CO
• Population (ZIP): 6,242
• Household income: $124,000
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 36.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 25% Two or more races 12% Asian 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Portuguese 6% Iranian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 1% German/W. Germanic 1%

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: ▼ -34.71%
• Current HPI: 353.3026
• Rent YoY: —
• Metro: Greeley, 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

+284.5% since first listed

24 events — show timeline

• 2026-04-29 Listed $499,900 REColorado as Distributed by MLS Grid
• 2026-04-29 Listed $499,900 IRES
• 2026-03-30 Rental Removed $3,299 Tricon
• 2026-03-19 Listed for Rent $3,299 Tricon
• 2024-02-28 Rental Removed $2,800 RENTLY
• 2024-02-03 Listed for Rent $2,800 RENTLY
• 2021-12-01 Sold (Public Records) $475,000 Public Records
• 2021-11-30 Sold (MLS) $475,000 IRES
• 2021-11-30 Sold (MLS) $475,000 REColorado as Distributed by MLS Grid
• 2021-10-27 Pending — REColorado as Distributed by MLS Grid
• 2021-10-21 Listed $455,000 IRES
• 2021-10-21 Listed $455,000 REColorado as Distributed by MLS Grid
• 2019-03-13 Sold (Public Records) $325,000 Public Records
• 2019-03-08 Sold (MLS) $325,000 IRES
• 2019-03-08 Sold (MLS) $325,000 REColorado as Distributed by MLS Grid
• 2019-02-23 Contingent — IRES
• 2019-02-23 Pending — REColorado as Distributed by MLS Grid
• 2019-02-19 Listed $325,000 IRES
• 2019-02-19 Listed $325,000 REColorado as Distributed by MLS Grid
• 2010-06-29 Sold (MLS) $156,000 IRES
• 2010-05-10 Listed $159,900 IRES
• 2009-04-28 Listing Removed — IRES
• 2009-02-02 Listed $180,000 IRES
• 1999-08-03 Sold (Public Records) $130,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,101 · +11.9% YoY. Source: county tax records.