Plan 1 Plan · Sterling Ranch, CO 80125

$589,900

6 bd · 5.0 ba · 1,720 sqft · MultiFamily · 57 Days on market

Good condition

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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 +13.9/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Plan 1 of the Duet Collection at Sterling Ranch is a spacious duplex that offers approximately 1,720 sq. ft. of living space with 3 bedrooms and 2.5 bathrooms. Past the covered porch the entry hallway leads into the large kitchen, featuring a center island overlooking the dining room. Head farther into the home and you will find the great room with a sliding glass door leading to the covered Colorado outdoor room and patio. Upstairs, the primary suite offers a luxurious ensuite bath with dual sinks, spa-like shower, and a walk-in closet. The second floor also includes two additional bedrooms, a full bath and the laundry room. Select the optional full unfinished basement for more storage. St

Key facts

• Covered porch
• Dual sinks
• Great room

Tags

• COVERED PORCH
• CENTER ISLAND
• GREAT ROOM
• COVERED COLORADO OUTDOOR ROOM
• LUXURIOUS ENSUITE BATH
• DUAL SINKS

Property features AI

Finance

• Financial info: List price available (active listing)

Exterior

• Parking: 2‑car garage (2 total parking spaces)
• Utilities: Natural gas; Central electric for cooling
• Home design: Plan 1 model (new construction plan); Single family residence (Plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 bathrooms total)
• Heating & cooling: Natural gas forced‑air heating; Central air conditioning
• Interior features: Open living area (approx. 1,720 finished area)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.5-bath units multifamily listed at $590k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $62 ($746/yr) — positive. Per door: $31/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $524k (11.2% below list).
• Recommended offer: $524k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.1% in Sterling Ranch — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Douglas County School District No. RE-1 (suburban): math 45% / reading 62% proficiency, ranked #7 of 86 in CO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Roxborough Intermediate (math 42% / reading 47%, grade F, #277 of 966 statewide, top 31%, 419 students, 8% FRL); Ranch View Middle School (math 41% / reading 71%, grade B-, #22 of 270 statewide, top 9%, 822 students, 8% FRL); Thunderridge High School (math 52% / reading 75%, grade B-, #39 of 381 statewide, top 10%, 1,881 students, 0% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: Rents falling (-3.0%/yr); 357 active listings in the ZIP; high-income renter base; 3,131 units permitted in Douglas County in 2024 (950 in 5+ unit buildings).
• This rent runs 35% of the median local income ($180k/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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Douglas County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($572k) is reasonable based on typical stale-listing flexibility.

Recommended offer $523,900 (11.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-106,906
• Equity at exit: $87,956

10-year hold

• IRR: -19.3%
• Equity multiple: 0.11×
• Total profit: $-147,009
• Equity at exit: $51,004

Cash invested: $165,172 (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 80125

• Home prices YoY: -25.8%
• Rents YoY: -3.0%
• Active inventory: 357
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $5,239 medium
• Mortgage (P&I): −$3,093
• Tax est. 1.5%: −$737 /mo · $8,848/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,100
• Net cashflow: $62

Break-even live

Break-even rent $5,160

Max offer price $589,900

Occupancy floor 94%

Sensitivity live

Price	-10% $470	-5% $266	+0% $62	+5% $-142	+10% $-346
Rent	-10% $-352	-5% $-145	+0% $62	+5% $269	+10% $476
Rate	-1.0pp $359	-0.5pp $212	base $62	+0.5pp $-91	+1.0pp $-246

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2.5	$5,238
Total (2 units)			$5,239

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: $147,475
• Closing costs: $17,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $589,900 Active 57 DOM
2. 2026-06-18
   days on market $589,900 Active 54 DOM
3. 2026-06-17
   days on market $589,900 Active 53 DOM
4. 2026-06-16
   days on market $589,900 Active 52 DOM
5. 2026-06-15
   days on market $589,900 Active 51 DOM
6. 2026-06-13
   days on market $589,900 Active 49 DOM
7. 2026-06-10
   days on market $589,900 Active 45 DOM
8. 2026-06-08
   days on market $589,900 Active 44 DOM
9. 2026-06-07
   days on market $589,900 Active 43 DOM
10. 2026-06-04
    days on market $589,900 Active 40 DOM
11. 2026-06-03
    days on market $589,900 Active 39 DOM
12. 2026-06-02
    days on market $589,900 Active 38 DOM
13. 2026-06-01
    days on market $589,900 Active 37 DOM
14. 2026-05-31
    days on market $589,900 Active 36 DOM

ⓘ 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: $62,868
• − Mortgage interest: −$33,044
• − Property taxes: −$8,848
• − Insurance: −$2,950
• − Repairs & maintenance: −$5,029
• − Management: −$5,029
• − Depreciation: −$17,161
• Taxable loss: −$9,193
• Est. tax savings @ 24.0%: +$2,206
• After-tax cash flow: $2,952/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 · 1 photo

Good 80/100 Cosmetic rehab

This well-maintained duplex at Sterling Ranch is in good condition with minimal repairs needed. Painting the exterior and cleaning gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace or clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace or clean gutters — Improves drainage and property value ↑

ⓘ 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: Douglas County School District No. RE-1
• NCES district ID: 0803450
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $103,175
• Composite: 50.71/100
• National rank: #1818
• State rank: #7 of 86 in CO

Livability — Sterling Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sterling Ranch, CO
• County: Douglas County · 358,815 people
• City population: 13,876
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 15,630
• Household income: $179,983
• Rent vs Own: 4.7% rent · 95.3% own
• Severe rent burden: 17.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 400,644 people
• By 2030: 438,441 · +9.4%
• By 2040: 509,940 · +27.3%
• By 2050: 571,695 · +42.7%
• By 2075: 699,992 · +74.7%
• By 2100: 751,119 · +87.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 12% Hispanic / Latino 11% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 7% Lithuanian 5% Italian 5%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Douglas

• 2024 margin: Lean R (+7.0) · D 45.3% · R 52.3% · Other 2.4%
• 2008→2024 swing: +10.2pp toward D · 2008: -17.2pp · 2024: -7.0pp
• All cycles: 2024: R+7.0 2020: R+7.2 2016: R+18.1 2012: R+26.5 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.40%
• Current HPI: 289.5055
• Rent YoY: ▼ -3.03%
• 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