555 Aspen Ave · Bennett, CO 80102

$419,900

3 bd · 3.0 ba · 1,539 sqft · SingleFamily public records · 24 Days on market

Built 2023 3,600 sqft lot Est $423k · at est. $78/mo HOA · 3% 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.9/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.1/10.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome home to this beautiful, like-new property that's move-in ready and waiting for you to make it your own! This home qualifies for a $1,000 cash-to-close program and also offers the opportunity to assume an FHA loan at an attractive 5.25% interest rate. Inside, you'll find an open-concept floor plan perfect for relaxing or entertaining on cozy summer evenings. The kitchen features a stunning quartz island, stainless steel appliances, and abundant natural light throughout the home. Don't miss your chance to see this incredible property - schedule your showing today, because this home won't last long! Ask me how you may be able to purchase this home with as little as $1,000 out of pocket!

Key facts

• 3,600 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• HOA & community: Bennett Village HOA (professionally managed); Section 27 Metro District; Monthly HOA fee of $78 (annual $936); HOA includes trash and recycling; Community amenities include a park

Exterior

• Parking: Attached 2-car garage; Two parking spaces total
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-family residence; Two-story house; Property is unattached
• Construction: Frame construction; Composition roof; Built as a house (individual ownership)
• Exterior features: Public water service; Public sewer

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms on the upper level; Primary suite on the upper level
• Bathrooms: Three total bathrooms: one full bathroom (upper level), one three-quarter bathroom (upper level, primary suite), and one half bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Living room on the main level; Dining room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (28.6% below list).
• Recommended offer: $300k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#263 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-; Watch: cost of living D+, amenities F, commute F.
• Bennett School District No. 29J (rural): math 13% / reading 31% proficiency, ranked #69 of 86 in CO (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bennett Preschool (71 students, 11% FRL); Bennett Middle School (math 8% / reading 42%, grade F, #168 of 270 statewide, top 63%, 304 students, 38% FRL); Bennett High School (math 22% / reading 47%, grade F, #209 of 381 statewide, top 56%, 427 students, 25% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 213 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,299 units permitted in Adams County in 2024 (343 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Adams County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000 (28.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 0.71% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $423,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Walnut St	0.17mi	3/2.0	1,490 (-3%)	1mo	$425,000	$285	82
47385 Lily Ave	0.17mi	3/2.0	1,490 (-3%)	4mo	$397,500	$267	79
485 Bennett Ave	0.08mi	3/3.0	1,467 (-5%)	12mo	$426,000	$290	79
625 Aspen Ave	0.03mi	3/3.0	1,733 (+13%)	1mo	$393,900	$227	77
47349 Lily Ave	0.23mi	3/2.0	1,490 (-3%)	4mo	$415,000	$279	76
316 Maple St	0.12mi	3/2.0	1,490 (-3%)	10mo	$390,000	$262	76
625 Aspen Ave	0.03mi	3/2.5	1,733 (+13%)	1mo	$393,900	$227	75
271 Elm St	0.13mi	4/2.0 (+1)	1,728 (+12%)	4mo	$370,000	$214	61
781 Centennial Dr	0.68mi	3/2.0	1,416 (-8%)	9mo	$424,000	$299	43
725 2nd St	0.67mi	3/2.0	1,680 (+9%)	8mo	$438,000	$261	43
862 Centennial Way	0.72mi	4/2.0 (+1)	1,482 (-4%)	11mo	$429,900	$290	42
845 Madison Way	0.73mi	3/2.0	1,380 (-10%)	4mo	$378,900	$275	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.72×
• Total profit: $202,002
• Equity at exit: $378,279

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $615,781
• Equity at exit: $815,773

Cash invested: $117,572 (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 80102

• Home prices YoY: 3.1%
• Active inventory: 213
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$334 /mo · $4,004/yr
• Insurance: −$175
• HOA: −$78
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-419

Break-even live

Break-even rent $3,530

Max offer price $345,948

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-300	+0% $-419	+5% $-537	+10% $-656
Rent	-10% $-656	-5% $-537	+0% $-419	+5% $-300	+10% $-182
Rate	-1.0pp $-207	-0.5pp $-312	base $-419	+0.5pp $-527	+1.0pp $-638

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Adams St Bennett, CO	3.0	2.5	1653	$3,000	$1.81	26d	1	0.04mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 23 events

1. 2026-06-21
   days on market $419,900 Active 24 DOM
2. 2026-06-18
   days on market $419,900 Active 21 DOM
3. 2026-06-17
   days on market $419,900 Active 20 DOM
4. 2026-06-16
   days on market $419,900 Active 19 DOM
5. 2026-06-15
   days on market $419,900 Active 18 DOM
6. 2026-06-13
   days on market $419,900 Active 16 DOM
7. 2026-06-13
   days on market $419,900 Active 15 DOM
8. 2026-06-09
   days on market $419,900 Active 12 DOM
9. 2026-06-08
   days on market $419,900 Active 11 DOM
10. 2026-06-07
    days on market $419,900 Active 10 DOM
11. 2026-06-04
    days on market $419,900 Active 7 DOM
12. 2026-06-03
    days on market $419,900 Active 6 DOM
13. 2026-06-02
    days on market $419,900 Active 5 DOM
14. 2026-06-01
    days on market $419,900 Active 4 DOM
15. 2026-05-31
    days on market $419,900 Active 3 DOM
16. 2026-05-28
    listed $419,900 Active 708-char remark

    Show marketing remark (708 chars)

    Welcome home to this beautiful, like-new property that's move-in ready and waiting for you to make it your own! This home qualifies for a $1,000 cash-to-close program and also offers the opportunity to assume an FHA loan at an attractive 5.25% interest rate. Inside, you'll find an open-concept floor plan perfect for relaxing or entertaining on cozy summer evenings. The kitchen features a stunning quartz island, stainless steel appliances, and abundant natural light throughout the home. Don't miss your chance to see this incredible property - schedule your showing today, because this home won't last long! Ask me how you may be able to purchase this home with as little as $1,000 out of pocket!

17. 2026-05-28
    listed $419,900 Active 708-char remark

    Show marketing remark (708 chars)

    Welcome home to this beautiful, like-new property that's move-in ready and waiting for you to make it your own! This home qualifies for a $1,000 cash-to-close program and also offers the opportunity to assume an FHA loan at an attractive 5.25% interest rate. Inside, you'll find an open-concept floor plan perfect for relaxing or entertaining on cozy summer evenings. The kitchen features a stunning quartz island, stainless steel appliances, and abundant natural light throughout the home. Don't miss your chance to see this incredible property - schedule your showing today, because this home won't last long! Ask me how you may be able to purchase this home with as little as $1,000 out of pocket!

18. 2024-04-17
    soldstatus $400,000 Sold 872-char remark

    Show marketing remark (872 chars)

    Anticipated completion April 2024. Located in the brand new Bennett Village community, this beautiful Odyssey 2-story home features 3 baths, 2.5 baths, great room, kitchen, upper laundry and 2 car garage. Beautiful upgrades and finishes throughout including luxury vinyl plank flooring, stainless steel appliances and more. Lennar provides the latest in energy efficiency and state of the art technology with several fabulous floor plans to choose from. Energy efficiency & technology/connectivity seamlessly blended with luxury to make your new house a home. What some builders consider high-end upgrades, Lennar makes a standard inclusion. This community offers single family homes for every lifestyle. Come see what you have been missing today! Welcome home! Photos and walkthrough tour are a model only and subject to change. This community is in a metro district.

19. 2024-04-17
    soldstatus $400,000 Closed 872-char remark

    Show marketing remark (872 chars)

    Anticipated completion April 2024. Located in the brand new Bennett Village community, this beautiful Odyssey 2-story home features 3 baths, 2.5 baths, great room, kitchen, upper laundry and 2 car garage. Beautiful upgrades and finishes throughout including luxury vinyl plank flooring, stainless steel appliances and more. Lennar provides the latest in energy efficiency and state of the art technology with several fabulous floor plans to choose from. Energy efficiency & technology/connectivity seamlessly blended with luxury to make your new house a home. What some builders consider high-end upgrades, Lennar makes a standard inclusion. This community offers single family homes for every lifestyle. Come see what you have been missing today! Welcome home! Photos and walkthrough tour are a model only and subject to change. This community is in a metro district.

20. 2024-03-26
    status Pending 872-char remark

    Show marketing remark (872 chars)

    Anticipated completion April 2024. Located in the brand new Bennett Village community, this beautiful Odyssey 2-story home features 3 baths, 2.5 baths, great room, kitchen, upper laundry and 2 car garage. Beautiful upgrades and finishes throughout including luxury vinyl plank flooring, stainless steel appliances and more. Lennar provides the latest in energy efficiency and state of the art technology with several fabulous floor plans to choose from. Energy efficiency & technology/connectivity seamlessly blended with luxury to make your new house a home. What some builders consider high-end upgrades, Lennar makes a standard inclusion. This community offers single family homes for every lifestyle. Come see what you have been missing today! Welcome home! Photos and walkthrough tour are a model only and subject to change. This community is in a metro district.

21. 2024-03-26
    status Pending 872-char remark

    Show marketing remark (872 chars)

    Anticipated completion April 2024. Located in the brand new Bennett Village community, this beautiful Odyssey 2-story home features 3 baths, 2.5 baths, great room, kitchen, upper laundry and 2 car garage. Beautiful upgrades and finishes throughout including luxury vinyl plank flooring, stainless steel appliances and more. Lennar provides the latest in energy efficiency and state of the art technology with several fabulous floor plans to choose from. Energy efficiency & technology/connectivity seamlessly blended with luxury to make your new house a home. What some builders consider high-end upgrades, Lennar makes a standard inclusion. This community offers single family homes for every lifestyle. Come see what you have been missing today! Welcome home! Photos and walkthrough tour are a model only and subject to change. This community is in a metro district.

22. 2024-03-20
    listed $420,900 Active 872-char remark

    Show marketing remark (872 chars)

    Anticipated completion April 2024. Located in the brand new Bennett Village community, this beautiful Odyssey 2-story home features 3 baths, 2.5 baths, great room, kitchen, upper laundry and 2 car garage. Beautiful upgrades and finishes throughout including luxury vinyl plank flooring, stainless steel appliances and more. Lennar provides the latest in energy efficiency and state of the art technology with several fabulous floor plans to choose from. Energy efficiency & technology/connectivity seamlessly blended with luxury to make your new house a home. What some builders consider high-end upgrades, Lennar makes a standard inclusion. This community offers single family homes for every lifestyle. Come see what you have been missing today! Welcome home! Photos and walkthrough tour are a model only and subject to change. This community is in a metro district.

23. 2024-03-20
    listed $420,900 Active 872-char remark

    Show marketing remark (872 chars)

    Anticipated completion April 2024. Located in the brand new Bennett Village community, this beautiful Odyssey 2-story home features 3 baths, 2.5 baths, great room, kitchen, upper laundry and 2 car garage. Beautiful upgrades and finishes throughout including luxury vinyl plank flooring, stainless steel appliances and more. Lennar provides the latest in energy efficiency and state of the art technology with several fabulous floor plans to choose from. Energy efficiency & technology/connectivity seamlessly blended with luxury to make your new house a home. What some builders consider high-end upgrades, Lennar makes a standard inclusion. This community offers single family homes for every lifestyle. Come see what you have been missing today! Welcome home! Photos and walkthrough tour are a model only and subject to change. This community is in a metro district.

ⓘ 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: $4,004 · $334/mo
• Projected year-2 tax: $4,004 · $334/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 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$23,521
• − Property taxes: −$4,004
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$936
• − Depreciation: −$12,215
• Taxable loss: −$12,536
• Est. tax savings @ 24.0%: +$3,009
• After-tax cash flow: $-2,015/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: Bennett School District No. 29J
• NCES district ID: 0802430
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $69,795
• Composite: 21.39/100
• National rank: #8353
• State rank: #69 of 86 in CO

Livability — Bennett

• Score: 59/100
• State rank: #263
• US rank: #19691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bennett, CO
• City population: 5,994
• Population (ZIP): 5,994

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 21% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Serbian 4% Italian 3% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Chinese 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: ▲ 14.94%
• Current HPI: 494.39
• Rent YoY: —
• Metro: —
• 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

-0.2% since first listed

8 events — show timeline

• 2026-05-28 Listed $419,900 REColorado as Distributed by MLS Grid
• 2026-05-28 Listed $419,900 IRES
• 2024-04-17 Sold (MLS) $400,000 REColorado as Distributed by MLS Grid
• 2024-04-17 Sold (MLS) $400,000 IRES
• 2024-03-26 Pending — IRES
• 2024-03-26 Pending — REColorado as Distributed by MLS Grid
• 2024-03-20 Listed $420,900 REColorado as Distributed by MLS Grid
• 2024-03-20 Listed $420,900 IRES

Property tax history

+44.0%/yr

Latest (2025): $4,004 · +12.5% YoY. Source: county tax records.