17920 E 104th Pl Unit C · Commerce City, CO 80022

$305,000

3 bd · 3.0 ba · 1,373 sqft · Condo public records · 93 Days on market

Built 2005 $222/sqft · 17% below area Est $366k · 17% under $496/mo HOA · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• 1% rule +4.6/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of modern comfort and community charm in this stunning Reunion townhome! Flooded with natural light, the open-concept main level features sleek, contemporary flooring and a seamless flow between the living and dining areas—ideal for hosting friends or quiet evenings in. The chef-ready kitchen shines with stainless steel appliances and ample prep space. Retreat upstairs to your spacious primary suite, a true sanctuary complemented by two additional bright bedrooms and well-appointed baths. With an attached garage for easy storage and a location just steps from Reunion’s iconic parks, trails, and coffee shops, this isn't just a home—it’s a lifestyle upgrade.

Key facts

• $496 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (4.2% below list).
• Recommended offer: $243k (20.3% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.9% in Commerce City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#137 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing 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 rising (+2.6%/yr); 511 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($104k/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

• It's been on market 93 days — a 9% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $70k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $243,155 (20.3% 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 93 days. Have you received any prior offers? Is the seller open to a 20% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.96% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.92%
• DSCR: 0.78
• GRM: 8.7

CMA / ARV

• ARV (median comp): $365,635
• List price: $305,000
• Delta: -16.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.15×
• Total profit: $-72,451
• Equity at exit: $45,476

10-year hold

• IRR: -22.0%
• Equity multiple: -0.11×
• Total profit: $-94,779
• Equity at exit: $26,371

Cash invested: $85,400 (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 80022

• Home prices YoY: -5.5%
• Rents YoY: 2.6%
• Active inventory: 511
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,921 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$435 /mo · $5,224/yr
• Insurance: −$127
• HOA: −$496
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-350

Break-even live

Break-even rent $3,364

Max offer price $243,155

Occupancy floor —

Sensitivity live

Price	-10% $-177	-5% $-264	+0% $-350	+5% $-436	+10% $-523
Rent	-10% $-581	-5% $-465	+0% $-350	+5% $-235	+10% $-119
Rate	-1.0pp $-196	-0.5pp $-273	base $-350	+0.5pp $-429	+1.0pp $-510

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17754 E 103rd Ave Commerce City, CO	3.0	3.0	1646	$2,800	$1.70	25d	1	0.15mi
17704 E 103rd Ave Commerce City, CO	3.0	3.0	1646	$2,650	$1.61	25d	1	0.16mi
17918 E 99th Pl Commerce City, CO	3.0	2.0	1442	$2,935	$2.04	44d	1	0.60mi
17826 Unity Cir Commerce City, CO	1.0–3.0	1.0–2.0	898	$1,945	$2.16	3d	9	0.62mi
16764 E 104th Ave Commerce City, CO	2.0	1.0–2.0	866	$2,211	$2.55	3d	22	0.72mi
9813 Bahama St Commerce City, CO	3.0	2.5	1468	$3,300	$2.25	3d	1	0.89mi
9892 Cathay St Commerce City, CO	4.0	2.0	1850	$3,200	$1.73	12d	1	0.96mi
16183 E 104th Way Commerce City, CO	3.0	3.0	1834	$2,795	$1.52	25d	1	1.05mi
18954 E 97th Pl Commerce City, CO	3.0	2.0	1741	$2,800	$1.61	44d	1	1.05mi
17903 E 94th Pl Commerce City, CO	4.0	2.5	1851	$3,310	$1.79	6d	1	1.23mi
10647 Kittredge St Commerce City, CO	3.0	2.5	1850	$3,000	$1.62	44d	1	1.24mi
17892 E 94th Pl Commerce City, CO	4.0	2.5	1851	$3,310	$1.79	25d	1	1.26mi
17912 E 94th Pl Commerce City, CO	3.0	2.5	1660	$3,022	$1.82	44d	1	1.26mi
17901 E 94th Ave Commerce City, CO	4.0	2.5	1851	$3,210	$1.73	21d	1	1.28mi
17915 E 94th Pl Commerce City, CO	4.0	2.5	1851	$3,190	$1.72	6d	1	1.28mi
17925 E 94th Ave Commerce City, CO	4.0	2.5	1851	$3,190	$1.72	44d	1	1.29mi
9465 Yampa St Commerce City, CO	3.0	2.5	1660	$2,960	$1.78	25d	1	1.30mi
17945 E 94th Ave Commerce City, CO	4.0	2.5	1851	$3,190	$1.72	44d	1	1.32mi
9760 Memphis St Commerce City, CO	3.0	2.5	1833	$2,995	$1.63	6d	1	1.32mi
17940 E 94th Ave Commerce City, CO	4.0	2.5	1851	$3,190	$1.72	6d	1	1.33mi
9758 Laredo St Unit 5D Commerce City, CO	3.0	2.5	1450	$1,900	$1.31	22d	1	1.35mi
9758 Laredo St Unit 30E Commerce City, CO	3.0	3.0	1568	$2,800	$1.79	6d	1	1.38mi
9758 Laredo St Unit 34C Commerce City, CO	2.0	2.5	1201	$2,164	$1.80	44d	1	1.42mi
10049 Jasper St Commerce City, CO	3.0	2.0	1508	$2,695	$1.79	11d	1	1.46mi

HOA detail condo

• Monthly dues: $496 · $5,952/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $305,000 Active 93 DOM
2. 2026-06-18
   days on market $305,000 Active 90 DOM
3. 2026-06-17
   days on market $305,000 Active 89 DOM
4. 2026-06-16
   days on market $305,000 Active 88 DOM
5. 2026-06-15
   days on market $305,000 Active 87 DOM
6. 2026-06-13
   days on market $305,000 Active 85 DOM
7. 2026-06-13
   days on market $305,000 Active 84 DOM
8. 2026-06-09
   days on market $305,000 Active 81 DOM
9. 2026-06-08
   days on market $305,000 Active 80 DOM
10. 2026-06-07
    pricedays on market $305,000 Active 79 DOM
11. 2026-06-04
    days on market $375,000 Active 76 DOM
12. 2026-06-03
    days on market $375,000 Active 75 DOM
13. 2026-06-02
    days on market $375,000 Active 74 DOM
14. 2026-06-01
    days on market $375,000 Active 73 DOM
15. 2026-05-31
    days on market $375,000 Active 72 DOM
16. 2026-04-25
    status Active 715-char remark

    Show marketing remark (715 chars)

    Discover the perfect blend of modern comfort and community charm in this stunning Reunion townhome! Flooded with natural light, the open-concept main level features sleek, contemporary flooring and a seamless flow between the living and dining areas—ideal for hosting friends or quiet evenings in. The chef-ready kitchen shines with stainless steel appliances and ample prep space. Retreat upstairs to your spacious primary suite, a true sanctuary complemented by two additional bright bedrooms and well-appointed baths. With an attached garage for easy storage and a location just steps from Reunion’s iconic parks, trails, and coffee shops, this isn't just a home—it’s a lifestyle upgrade.

17. 2026-04-25
    status Active 715-char remark

    Show marketing remark (715 chars)

    Discover the perfect blend of modern comfort and community charm in this stunning Reunion townhome! Flooded with natural light, the open-concept main level features sleek, contemporary flooring and a seamless flow between the living and dining areas—ideal for hosting friends or quiet evenings in. The chef-ready kitchen shines with stainless steel appliances and ample prep space. Retreat upstairs to your spacious primary suite, a true sanctuary complemented by two additional bright bedrooms and well-appointed baths. With an attached garage for easy storage and a location just steps from Reunion’s iconic parks, trails, and coffee shops, this isn't just a home—it’s a lifestyle upgrade.

18. 2026-03-02
    historical 715-char remark

    Show marketing remark (715 chars)

    Discover the perfect blend of modern comfort and community charm in this stunning Reunion townhome! Flooded with natural light, the open-concept main level features sleek, contemporary flooring and a seamless flow between the living and dining areas—ideal for hosting friends or quiet evenings in. The chef-ready kitchen shines with stainless steel appliances and ample prep space. Retreat upstairs to your spacious primary suite, a true sanctuary complemented by two additional bright bedrooms and well-appointed baths. With an attached garage for easy storage and a location just steps from Reunion’s iconic parks, trails, and coffee shops, this isn't just a home—it’s a lifestyle upgrade.

19. 2026-03-02
    historical 715-char remark

    Show marketing remark (715 chars)

    Discover the perfect blend of modern comfort and community charm in this stunning Reunion townhome! Flooded with natural light, the open-concept main level features sleek, contemporary flooring and a seamless flow between the living and dining areas—ideal for hosting friends or quiet evenings in. The chef-ready kitchen shines with stainless steel appliances and ample prep space. Retreat upstairs to your spacious primary suite, a true sanctuary complemented by two additional bright bedrooms and well-appointed baths. With an attached garage for easy storage and a location just steps from Reunion’s iconic parks, trails, and coffee shops, this isn't just a home—it’s a lifestyle upgrade.

20. 2026-01-26
    listed $375,000 Active 715-char remark

    Show marketing remark (715 chars)

    Discover the perfect blend of modern comfort and community charm in this stunning Reunion townhome! Flooded with natural light, the open-concept main level features sleek, contemporary flooring and a seamless flow between the living and dining areas—ideal for hosting friends or quiet evenings in. The chef-ready kitchen shines with stainless steel appliances and ample prep space. Retreat upstairs to your spacious primary suite, a true sanctuary complemented by two additional bright bedrooms and well-appointed baths. With an attached garage for easy storage and a location just steps from Reunion’s iconic parks, trails, and coffee shops, this isn't just a home—it’s a lifestyle upgrade.

21. 2026-01-26
    listed $375,000 Active 715-char remark

    Show marketing remark (715 chars)

    Discover the perfect blend of modern comfort and community charm in this stunning Reunion townhome! Flooded with natural light, the open-concept main level features sleek, contemporary flooring and a seamless flow between the living and dining areas—ideal for hosting friends or quiet evenings in. The chef-ready kitchen shines with stainless steel appliances and ample prep space. Retreat upstairs to your spacious primary suite, a true sanctuary complemented by two additional bright bedrooms and well-appointed baths. With an attached garage for easy storage and a location just steps from Reunion’s iconic parks, trails, and coffee shops, this isn't just a home—it’s a lifestyle upgrade.

22. 2022-04-25
    soldstatus $410,000 Closed 1254-char remark

    Show marketing remark (1254 chars)

    Welcome to the beautiful community of Parkside at Reunion! Open main level living with bright front windows in the living room. Dining area and eating ledge for casual meals compliment the kitchen. Main floor is finished off with a half bath and laundry area. Direct access to the two car garage from the kitchen allowing for plenty of storage and the option to keep vehicles out of the elements. Upstairs there is a small loft/office area, two secondary bedrooms with bathroom and a large primary bedroom with walk in closet. Reunion is a bustling friendly neighborhood with amazing amenities. Steps to the Reunion pool with water slide, Reunion Recreation center and Reunion park with trails and ponds to enjoy. Across 104th at Southlawn Park there is an additional pool to enjoy on hot summer days. Don't miss the Reunion coffee house for the best view to enjoy a cup of coffee off of the back porch. This community offers activities throughout the year including fireworks, kite and flight festival and holiday happenings. Central air conditioning and heat. The HOA provides water, sewer, pool, snow removal and common area maintenance. Convenient access to DIA, I76 or E470. Don't miss this opportunity to own a great home in a fabulous community!

23. 2022-04-25
    soldstatus $410,000 1254-char remark

    Show marketing remark (1254 chars)

    Welcome to the beautiful community of Parkside at Reunion! Open main level living with bright front windows in the living room. Dining area and eating ledge for casual meals compliment the kitchen. Main floor is finished off with a half bath and laundry area. Direct access to the two car garage from the kitchen allowing for plenty of storage and the option to keep vehicles out of the elements. Upstairs there is a small loft/office area, two secondary bedrooms with bathroom and a large primary bedroom with walk in closet. Reunion is a bustling friendly neighborhood with amazing amenities. Steps to the Reunion pool with water slide, Reunion Recreation center and Reunion park with trails and ponds to enjoy. Across 104th at Southlawn Park there is an additional pool to enjoy on hot summer days. Don't miss the Reunion coffee house for the best view to enjoy a cup of coffee off of the back porch. This community offers activities throughout the year including fireworks, kite and flight festival and holiday happenings. Central air conditioning and heat. The HOA provides water, sewer, pool, snow removal and common area maintenance. Convenient access to DIA, I76 or E470. Don't miss this opportunity to own a great home in a fabulous community!

24. 2022-03-24
    status Pending 1254-char remark

    Show marketing remark (1254 chars)

    Welcome to the beautiful community of Parkside at Reunion! Open main level living with bright front windows in the living room. Dining area and eating ledge for casual meals compliment the kitchen. Main floor is finished off with a half bath and laundry area. Direct access to the two car garage from the kitchen allowing for plenty of storage and the option to keep vehicles out of the elements. Upstairs there is a small loft/office area, two secondary bedrooms with bathroom and a large primary bedroom with walk in closet. Reunion is a bustling friendly neighborhood with amazing amenities. Steps to the Reunion pool with water slide, Reunion Recreation center and Reunion park with trails and ponds to enjoy. Across 104th at Southlawn Park there is an additional pool to enjoy on hot summer days. Don't miss the Reunion coffee house for the best view to enjoy a cup of coffee off of the back porch. This community offers activities throughout the year including fireworks, kite and flight festival and holiday happenings. Central air conditioning and heat. The HOA provides water, sewer, pool, snow removal and common area maintenance. Convenient access to DIA, I76 or E470. Don't miss this opportunity to own a great home in a fabulous community!

25. 2022-03-24
    status Active 1254-char remark

    Show marketing remark (1254 chars)

    Welcome to the beautiful community of Parkside at Reunion! Open main level living with bright front windows in the living room. Dining area and eating ledge for casual meals compliment the kitchen. Main floor is finished off with a half bath and laundry area. Direct access to the two car garage from the kitchen allowing for plenty of storage and the option to keep vehicles out of the elements. Upstairs there is a small loft/office area, two secondary bedrooms with bathroom and a large primary bedroom with walk in closet. Reunion is a bustling friendly neighborhood with amazing amenities. Steps to the Reunion pool with water slide, Reunion Recreation center and Reunion park with trails and ponds to enjoy. Across 104th at Southlawn Park there is an additional pool to enjoy on hot summer days. Don't miss the Reunion coffee house for the best view to enjoy a cup of coffee off of the back porch. This community offers activities throughout the year including fireworks, kite and flight festival and holiday happenings. Central air conditioning and heat. The HOA provides water, sewer, pool, snow removal and common area maintenance. Convenient access to DIA, I76 or E470. Don't miss this opportunity to own a great home in a fabulous community!

26. 2022-03-16
    status Pending 1254-char remark

    Show marketing remark (1254 chars)

    Welcome to the beautiful community of Parkside at Reunion! Open main level living with bright front windows in the living room. Dining area and eating ledge for casual meals compliment the kitchen. Main floor is finished off with a half bath and laundry area. Direct access to the two car garage from the kitchen allowing for plenty of storage and the option to keep vehicles out of the elements. Upstairs there is a small loft/office area, two secondary bedrooms with bathroom and a large primary bedroom with walk in closet. Reunion is a bustling friendly neighborhood with amazing amenities. Steps to the Reunion pool with water slide, Reunion Recreation center and Reunion park with trails and ponds to enjoy. Across 104th at Southlawn Park there is an additional pool to enjoy on hot summer days. Don't miss the Reunion coffee house for the best view to enjoy a cup of coffee off of the back porch. This community offers activities throughout the year including fireworks, kite and flight festival and holiday happenings. Central air conditioning and heat. The HOA provides water, sewer, pool, snow removal and common area maintenance. Convenient access to DIA, I76 or E470. Don't miss this opportunity to own a great home in a fabulous community!

27. 2022-03-11
    listed $375,000 Active 1254-char remark

    Show marketing remark (1254 chars)

    Welcome to the beautiful community of Parkside at Reunion! Open main level living with bright front windows in the living room. Dining area and eating ledge for casual meals compliment the kitchen. Main floor is finished off with a half bath and laundry area. Direct access to the two car garage from the kitchen allowing for plenty of storage and the option to keep vehicles out of the elements. Upstairs there is a small loft/office area, two secondary bedrooms with bathroom and a large primary bedroom with walk in closet. Reunion is a bustling friendly neighborhood with amazing amenities. Steps to the Reunion pool with water slide, Reunion Recreation center and Reunion park with trails and ponds to enjoy. Across 104th at Southlawn Park there is an additional pool to enjoy on hot summer days. Don't miss the Reunion coffee house for the best view to enjoy a cup of coffee off of the back porch. This community offers activities throughout the year including fireworks, kite and flight festival and holiday happenings. Central air conditioning and heat. The HOA provides water, sewer, pool, snow removal and common area maintenance. Convenient access to DIA, I76 or E470. Don't miss this opportunity to own a great home in a fabulous community!

28. 2022-03-11
    listed $375,000 1254-char remark

    Show marketing remark (1254 chars)

    Welcome to the beautiful community of Parkside at Reunion! Open main level living with bright front windows in the living room. Dining area and eating ledge for casual meals compliment the kitchen. Main floor is finished off with a half bath and laundry area. Direct access to the two car garage from the kitchen allowing for plenty of storage and the option to keep vehicles out of the elements. Upstairs there is a small loft/office area, two secondary bedrooms with bathroom and a large primary bedroom with walk in closet. Reunion is a bustling friendly neighborhood with amazing amenities. Steps to the Reunion pool with water slide, Reunion Recreation center and Reunion park with trails and ponds to enjoy. Across 104th at Southlawn Park there is an additional pool to enjoy on hot summer days. Don't miss the Reunion coffee house for the best view to enjoy a cup of coffee off of the back porch. This community offers activities throughout the year including fireworks, kite and flight festival and holiday happenings. Central air conditioning and heat. The HOA provides water, sewer, pool, snow removal and common area maintenance. Convenient access to DIA, I76 or E470. Don't miss this opportunity to own a great home in a fabulous community!

29. 2015-05-08
    soldstatus $200,000
30. 2015-04-30
    soldstatus $200,000 Sold
31. 2015-04-02
    historical Under Contract (Contingent)
32. 2015-04-01
    listed $209,000 Active

ⓘ 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: $5,224 · $435/mo
• Projected year-2 tax: $5,224 · $435/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 3/10 Moderate 5 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,055
• − Mortgage interest: −$17,085
• − Property taxes: −$5,224
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − HOA: −$5,952
• − Depreciation: −$8,873
• Taxable loss: −$9,212
• Est. tax savings @ 24.0%: +$2,211
• After-tax cash flow: $-1,990/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: 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 — Commerce City

• Score: 66/100
• State rank: #137
• US rank: #11491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Commerce City, CO
• County: Adams County · 464,133 people
• City population: 13,818
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 61,452
• Household income: $104,396
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 1581.0

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: Hispanic / Latino 53% White 36% Two or more races 20% Black 5% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 66% English-only · Spanish 29% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -37.35%
• Current HPI: 643.12
• Rent YoY: ▲ 2.62%
• 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

+79.4% since first listed

17 events — show timeline

• 2026-04-25 Relisted — IRES
• 2026-04-25 Relisted — REColorado as Distributed by MLS Grid
• 2026-03-02 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-03-02 Listing Removed — IRES
• 2026-01-26 Listed $375,000 REColorado as Distributed by MLS Grid
• 2026-01-26 Listed $375,000 IRES
• 2022-04-25 Sold (MLS) $410,000 IRES
• 2022-04-25 Sold (MLS) $410,000 REColorado as Distributed by MLS Grid
• 2022-03-24 Pending — REColorado as Distributed by MLS Grid
• 2022-03-24 Relisted — REColorado as Distributed by MLS Grid
• 2022-03-16 Pending — REColorado as Distributed by MLS Grid
• 2022-03-11 Listed $375,000 IRES
• 2022-03-11 Listed $375,000 REColorado as Distributed by MLS Grid
• 2015-05-08 Sold (Public Records) $200,000 Public Records
• 2015-04-30 Sold (MLS) $200,000 REColorado as Distributed by MLS Grid
• 2015-04-02 Contingent — REColorado as Distributed by MLS Grid
• 2015-04-01 Listed $209,000 REColorado as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $5,224 · +17.2% YoY. Source: county tax records.