480 Hayloft Way · Brighton, CO 80601

$404,950

4 bd · 3.0 ba · 1,782 sqft · SingleFamily public records · 112 Days on market

Built 2005 6,666 sqft lot $227/sqft · 12% above area Est $537k · 25% under $72/mo HOA · 2% of rent

---

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 +8.6/30.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 story home was bulit in 2005 in the heart of Brighton East with newer homes being built surrounding it and close to the King Soopers shopping center. This home needs TLC with various cosmetic repairs, needs updating and upgrading. But the structural offers good bones. Newly painted on the exterior and tile roof 8 years old with 1 year old water heater. Due to dogs the backyard is gone and the back patio wood is rotted, needs total replacement. Seller does not warrant anything and there is no room for concessions, buy down or any inspection item repairs strictly sold As-Is condition. Seller reserves the right to accept an offer at any given time. Close to parks and walking paths. Easy access to I-76 and Hwy 85. Call lsting agent for more info if needed.

Key facts

• Close to parks
• Tile roof
• Water heater

Tags

• STRUCTURAL OFFERS GOOD BONES
• NEWLY PAINTED EXTERIOR
• TILE ROOF
• WATER HEATER
• CLOSE TO PARKS
• WALKING PATHS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (22.5% below list).
• Recommended offer: $314k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• This rent runs 36% of the median local income ($105k/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 $12k 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 112 days — a 9% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.
• Current owner paid $317k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $313,910 (22.5% 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 112 days. Have you received any prior offers? Is the seller open to a 22% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $536,508
• List price: $404,950
• Delta: -24.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4439 Boone Cir	0.47mi	4/2.0	1,748 (-2%)	6mo	$499,950	$286	66
4464 Boone Cir	0.43mi	3/3.0 (-1)	1,831 (+3%)	10mo	$499,950	$273	62
4447 Boone Cir	0.47mi	3/3.0 (-1)	1,831 (+3%)	9mo	$529,950	$289	61
4598 Boone Cir	0.46mi	3/2.0 (-1)	1,748 (-2%)	10mo	$517,950	$296	58
4763 Singletree Ln	0.72mi	4/2.0	1,771 (-1%)	4mo	$499,995	$282	58
202 Chardon Ave	0.72mi	4/2.0	1,771 (-1%)	6mo	$514,995	$291	57
4864 Longs Peak St	0.68mi	4/2.0	1,771 (-1%)	8mo	$514,900	$291	57
4455 Boone Cir	0.46mi	4/3.0	1,976 (+11%)	6mo	$514,950	$261	55
4582 Dewey Ln	0.64mi	3/3.0 (-1)	1,990 (+12%)	3mo	$665,000	$334	43
4725 Singletree Ln	0.69mi	3/2.0 (-1)	1,635 (-8%)	5mo	$484,995	$297	41
238 Chardon Ave	0.70mi	3/2.0 (-1)	1,635 (-8%)	7mo	$503,000	$308	38
4692 Hatcher Dr	0.67mi	3/2.0 (-1)	1,635 (-8%)	9mo	$499,000	$305	38

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: -25.8%
• Equity multiple: 0.15×
• Total profit: $-96,707
• Equity at exit: $60,379

10-year hold

• IRR: -36.3%
• Equity multiple: -0.30×
• Total profit: $-147,773
• Equity at exit: $35,013

Cash invested: $113,386 (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: 10.8×

Monthly cashflow live

• Estimated rent: $3,139 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$460 /mo · $5,523/yr
• Insurance: −$169
• HOA: −$72
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $-345

Break-even live

Break-even rent $3,575

Max offer price $344,063

Occupancy floor —

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: $101,238
• Closing costs: $12,148
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 N 42nd Ave Brighton, CO	1.0–3.0	1.0–2.0	981	$3,001	$3.06	2d	35	0.27mi
4543 Crestone Peak St Brighton, CO	3.0	3.0	1444	$4,500	$3.12	44d	1	0.78mi
4858 Astor Pl Brighton, CO	4.0	3.0	2377	$3,195	$1.34	11d	1	0.84mi
4858 Astor Pl Brighton, CO	4.0	2.5	2377	$3,100	$1.30	3d	1	0.84mi
4900 Bowie Dr Brighton, CO	3.0	1.0–2.0	945	$2,598	$2.75	2d	34	0.87mi
4646 Mt Shavano St Brighton, CO	3.0	2.0	1886	$3,109	$1.65	44d	1	0.99mi
5305 Longs Peak St Brighton, CO	3.0–4.0	2.5	1539	$3,201	$2.08	2d	65	1.22mi
3236 Mather St Brighton, CO	4.0	3.0	1810	$2,975	$1.64	4d	1	1.31mi
5135 Nighthawk Pkwy Brighton, CO	3.0	2.5	1620	$2,655	$1.64	24d	1	1.37mi
410 S 36th Ave Brighton, CO	3.0	2.0	1800	$3,200	$1.78	11d	1	1.37mi
348 S 29th Ave Brighton, CO	3.0	2.0	1320	$2,569	$1.95	13d	1	1.47mi

HOA detail

• Monthly dues: $72 · $864/yr
• Likely covers: water

Listing history 10 events

1. 2026-02-06
   listed $404,950 Active 769-char remark

   Show marketing remark (769 chars)

   This 2 story home was bulit in 2005 in the heart of Brighton East with newer homes being built surrounding it and close to the King Soopers shopping center. This home needs TLC with various cosmetic repairs, needs updating and upgrading. But the structural offers good bones. Newly painted on the exterior and tile roof 8 years old with 1 year old water heater. Due to dogs the backyard is gone and the back patio wood is rotted, needs total replacement. Seller does not warrant anything and there is no room for concessions, buy down or any inspection item repairs strictly sold As-Is condition. Seller reserves the right to accept an offer at any given time. Close to parks and walking paths. Easy access to I-76 and Hwy 85. Call lsting agent for more info if needed.

2. 2026-02-06
   listed $404,950 Active 769-char remark

   Show marketing remark (769 chars)

   This 2 story home was bulit in 2005 in the heart of Brighton East with newer homes being built surrounding it and close to the King Soopers shopping center. This home needs TLC with various cosmetic repairs, needs updating and upgrading. But the structural offers good bones. Newly painted on the exterior and tile roof 8 years old with 1 year old water heater. Due to dogs the backyard is gone and the back patio wood is rotted, needs total replacement. Seller does not warrant anything and there is no room for concessions, buy down or any inspection item repairs strictly sold As-Is condition. Seller reserves the right to accept an offer at any given time. Close to parks and walking paths. Easy access to I-76 and Hwy 85. Call lsting agent for more info if needed.

3. 2017-01-23
   soldstatus $317,000
4. 2017-01-20
   soldstatus $317,000 Sold 300-char remark

   Show marketing remark (300 chars)

   A 3 bed, 2.5 bath home in Brighton East Farms. Location is perfect for peace and quiet, yet close to everything you need. The backyard is landscaped with mature trees, flowers, and shrubs. The pond and fire pit area make this home unique. Great deck for entertaining too. Carpet concession included!!

5. 2016-12-15
   status Under Contract 300-char remark

   Show marketing remark (300 chars)

   A 3 bed, 2.5 bath home in Brighton East Farms. Location is perfect for peace and quiet, yet close to everything you need. The backyard is landscaped with mature trees, flowers, and shrubs. The pond and fire pit area make this home unique. Great deck for entertaining too. Carpet concession included!!

6. 2016-10-18
   price $317,000 300-char remark

   Show marketing remark (300 chars)

   A 3 bed, 2.5 bath home in Brighton East Farms. Location is perfect for peace and quiet, yet close to everything you need. The backyard is landscaped with mature trees, flowers, and shrubs. The pond and fire pit area make this home unique. Great deck for entertaining too. Carpet concession included!!

7. 2016-10-06
   status Active 300-char remark

   Show marketing remark (300 chars)

   A 3 bed, 2.5 bath home in Brighton East Farms. Location is perfect for peace and quiet, yet close to everything you need. The backyard is landscaped with mature trees, flowers, and shrubs. The pond and fire pit area make this home unique. Great deck for entertaining too. Carpet concession included!!

8. 2016-09-27
   status Under Contract 300-char remark

   Show marketing remark (300 chars)

   A 3 bed, 2.5 bath home in Brighton East Farms. Location is perfect for peace and quiet, yet close to everything you need. The backyard is landscaped with mature trees, flowers, and shrubs. The pond and fire pit area make this home unique. Great deck for entertaining too. Carpet concession included!!

9. 2016-09-21
   listed $319,000 Active 300-char remark

   Show marketing remark (300 chars)

   A 3 bed, 2.5 bath home in Brighton East Farms. Location is perfect for peace and quiet, yet close to everything you need. The backyard is landscaped with mature trees, flowers, and shrubs. The pond and fire pit area make this home unique. Great deck for entertaining too. Carpet concession included!!

10. 2003-01-24
    soldstatus $2,296,000

ⓘ 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: $5,523 · $460/mo
• Projected year-2 tax: $5,523 · $460/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 · 11 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,669
• − Mortgage interest: −$22,683
• − Property taxes: −$5,523
• − Insurance: −$2,025
• − Repairs & maintenance: −$3,014
• − Management: −$3,014
• − HOA: −$864
• − Depreciation: −$11,780
• Taxable loss: −$11,233
• Est. tax savings @ 24.0%: +$2,696
• After-tax cash flow: $-1,440/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 — 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

-82.4% since first listed

10 events — show timeline

• 2026-02-06 Listed $404,950 REColorado as Distributed by MLS Grid
• 2026-02-06 Listed $404,950 IRES
• 2017-01-23 Sold (Public Records) $317,000 Public Records
• 2017-01-20 Sold (MLS) $317,000 REColorado as Distributed by MLS Grid
• 2016-12-15 Pending — REColorado as Distributed by MLS Grid
• 2016-10-18 Price Changed $317,000 REColorado as Distributed by MLS Grid
• 2016-10-06 Relisted — REColorado as Distributed by MLS Grid
• 2016-09-27 Pending — REColorado as Distributed by MLS Grid
• 2016-09-21 Listed $319,000 REColorado as Distributed by MLS Grid
• 2003-01-24 Sold (Public Records) $2,296,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $5,523 · +2.7% YoY. Source: county tax records.