Plan 1469 Plan · Brighton, CO 80601

$382,990

3 bd · 2.5 ba · 1,468 sqft · MultiFamily · 651 Days on market

Good condition ↓ 14% since listing

---

Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

* 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

Key facts

• Walk-in closet
• Low-e windows
• Community park

Tags

• WALK-IN CLOSET
• KITCHEN ISLAND
• SMART THERMOSTAT
• WATERSENSE LABELED FAUCETS
• LOW-E WINDOWS
• COMMUNITY PARK

🏗️ New construction. The $382,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $425,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $383k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $383k).
• Recommended offer: $337k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.2% in Brighton — 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 60/100 on livability (#242 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A; Watch: schools F, crime F, amenities F.
• School District 27J (suburban): math 20% / reading 37% proficiency, ranked #46 of 86 in CO (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-2.1%/yr); 329 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).
• At $6,043/mo this rent would consume 69% of the median local household income ($105k/yr) (locally 774% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $119k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 651 days — a 12% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $62k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $337,031 (12.0% below list)

Questions for the listing agent

1. It's been on market 651 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $425,000
• List price: $382,990
• Delta: -9.88%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.26×
• Total profit: $30,506
• Equity at exit: $63,369

10-year hold

• IRR: 13.3%
• Equity multiple: 1.92×
• Total profit: $109,140
• 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 80601

• Rents YoY: -2.1%
• Active inventory: 329
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $6,043 medium
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,269
• Net cashflow: $1,837

Break-even live

Break-even rent $3,718

Max offer price $425,000

Occupancy floor 65%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2.5	$6,042
Total (3 units)			$6,043

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: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2291 Peregrine Dr Brighton, CO	3.0	2.5	1804	$2,750	$1.52	11d	1	0.72mi
2103 Peregrine Dr Brighton, CO	1.0–3.0	1.0–2.0	963	$2,653	$2.75	1d	13	0.78mi
2230 Peregrine Dr Brighton, CO	2.0–3.0	2.0–3.0	1340	$3,457	$2.58	1d	12	0.81mi
3128 Eagle Blvd Brighton, CO	1.0–3.0	1.0–2.0	967	$2,289	$2.37	2d	20	0.91mi
1287 S 8th Ave Brighton, CO	1.0–3.0	1.0–2.0	1080	$2,383	$2.21	2d	17	1.03mi
1083 S 8th Ave Brighton, CO	1.0–3.0	1.0–2.0	896	$1,440	$1.61	24d	6	1.16mi
3366 Grey Owl Pl Brighton, CO	3.0	2.0	1530	$3,400	$2.22	43d	1	1.26mi

Listing history 30 events

1. 2026-06-18
   days on market $382,990 Active 651 DOM
2. 2026-06-17
   days on market $382,990 Active 650 DOM
3. 2026-06-16
   days on market $382,990 Active 649 DOM
4. 2026-06-15
   days on market $382,990 Active 648 DOM
5. 2026-06-13
   days on market $382,990 Active 646 DOM
6. 2026-06-13
   days on market $382,990 Active 645 DOM
7. 2026-06-09
   days on market $382,990 Active 642 DOM
8. 2026-06-08
   days on market $382,990 Active 641 DOM
9. 2026-06-07
   days on market $382,990 Active 640 DOM
10. 2026-06-04
    days on market $382,990 Active 637 DOM
11. 2026-06-03
    days on market $382,990 Active 636 DOM
12. 2026-06-02
    days on market $382,990 Active 635 DOM
13. 2026-06-01
    days on market $382,990 Active 634 DOM
14. 2026-05-31
    days on market $382,990 Active 633 DOM
15. 2026-05-01
    price $382,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

16. 2026-04-03
    price $379,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

17. 2026-03-05
    price $374,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

18. 2025-12-27
    price $389,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

19. 2025-12-12
    status Active 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

20. 2025-12-10
    historical 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

21. 2025-10-08
    price $384,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

22. 2025-05-03
    price $374,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

23. 2025-04-26
    price $389,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

24. 2025-03-14
    price $399,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

25. 2025-02-22
    price $389,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

26. 2024-11-28
    price $419,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

27. 2024-11-15
    price $434,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

28. 2024-11-14
    price $444,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

29. 2024-09-14
    price $434,990 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

30. 2024-09-04
    listed $444,990 Active 464-char remark

    Show marketing remark (464 chars)

    * 2-car garage * Fenced private side yard * Open floor plan * Walk-in closet at primary bedroom * Upstairs laundry room * Stainless steel appliances * Kitchen island * Kitchen USB charging port * Smart thermostat * WaterSense® labeled faucets * Low-E windows * ENERGY STAR® certified home * Community park * Walking paths * Commuter-friendly location * Great shopping nearby * Close to golf courses * Near beautiful lakes

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $72,516
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$5,801
• − Management: −$5,801
• − Depreciation: −$12,364
• Taxable income: $16,243
• Est. tax owed @ 24.0%: −$3,898
• After-tax cash flow: $18,144/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This multi-family home is in excellent condition with modern amenities and a great location. It's move-in ready and would benefit from some landscaping and furniture to maximize its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — improves living space and makes the home more attractive

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves living space and makes the home more attractive ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: School District 27J
• NCES district ID: 0802580
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $79,576
• Composite: 27.72/100
• National rank: #6904
• State rank: #46 of 86 in CO

Livability — Brighton

• Score: 60/100
• State rank: #242
• US rank: #18760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brighton, CO
• County: Adams County · 464,133 people
• City population: 42,127
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 42,127
• Household income: $105,417
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 774.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 52% Hispanic / Latino 38% Two or more races 20% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 79% English-only · Spanish 19% Other Asian/Pacific 1% Other Indo-European 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: ▼ -326.21%
• Current HPI: 246.2019
• Rent YoY: ▼ -2.13%
• 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

-13.9% since first listed

16 events — show timeline

• 2026-05-01 Price Changed $382,990 Zillow
• 2026-04-03 Price Changed $379,990 Zillow
• 2026-03-05 Price Changed $374,990 Zillow
• 2025-12-27 Price Changed $389,990 Zillow
• 2025-12-12 Relisted — Zillow
• 2025-12-10 Delisted — Zillow
• 2025-10-08 Price Changed $384,990 Zillow
• 2025-05-03 Price Changed $374,990 Zillow
• 2025-04-26 Price Changed $389,990 Zillow
• 2025-03-14 Price Changed $399,990 Zillow
• 2025-02-22 Price Changed $389,990 Zillow
• 2024-11-28 Price Changed $419,990 Zillow
• 2024-11-15 Price Changed $434,990 Zillow
• 2024-11-14 Price Changed $444,990 Zillow
• 2024-09-14 Price Changed $434,990 Zillow
• 2024-09-04 Listed $444,990 Zillow