395 Wildflower Ct · Bennett, CO 80102

$464,900

5 bd · 3.0 ba · 2,112 sqft · SingleFamily · 4 Days on market

Built 2026 5,500 sqft lot Est $486k · at est. $100/mo HOA · 3% 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).

• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Cash flow +7.6/30.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.8/10.0

Listing remarks

* * * * Contact builder today about Special Financing for this home - terms and conditions apply * * Anticipated Completion July 2026!! Beautiful Grove 2-story in Muegge Farms is features 5 beds, 2.5 baths, great room, kitchen, crawlspace and a 2 car garage. Beautiful upgrades and finishes including a large kitchen island, stainless steel appliances, luxury vinyl plank flooring and more. The builder seamlessly blended & showcased the unparalleled beauty of Colorado with the most innovative homes, energy efficient technologies & modern conveniences, bringing the best of both worlds together. Beautiful finishes and upgrades throughout. This builder provides the latest in

Key facts

• Large kitchen island
• 5,500 sq ft lot
• 2 garage spots

Tags

• LARGE KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• ENERGY EFFICIENT TECHNOLOGIES
• STATE OF THE ART TECHNOLOGY
• FRONT YARD LANDSCAPING

Property features AI

Finance

• Financial info: List price $464,900

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Spec new construction, Grove plan; Single-family property
• Exterior features: Living area of 2,112

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: 2.5 bathrooms total (2 full, 1 half)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-548 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (24.7% below list).
• Recommended offer: $350k (24.7% 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 Elementary School (math 24% / reading 12%, grade F, #745 of 966 statewide, top 77%, 257 students, 37% 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).
• 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 $50k of equity ($3k loan paydown + $46k 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 ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $350,000 (24.7% 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: 0.75% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $485,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Wildflower Ct	0.03mi	5/3.0	2,112 (0%)	0mo	$468,900	$222	98
45894 Mill Ave	0.08mi	5/3.0	2,112 (0%)	0mo	$465,250	$220	96
45878 Mill Ave	0.10mi	5/3.0	2,112 (0%)	1mo	$489,900	$232	94
45862 Mill Ave	0.12mi	5/3.0	2,112 (0%)	3mo	$485,000	$230	92
45907 Mill Ave	0.08mi	4/3.0 (-1)	2,184 (+3%)	1mo	$489,350	$224	85
221 Sage Grouse Way	0.19mi	4/3.0 (-1)	2,082 (-1%)	6mo	$514,950	$247	79
45886 Mill Ave	0.09mi	4/3.0 (-1)	1,880 (-11%)	1mo	$451,400	$240	72
45870 Mill Ave	0.11mi	4/3.0 (-1)	1,880 (-11%)	3mo	$474,900	$253	69
231 Sage Grouse Way	0.18mi	4/3.0 (-1)	2,407 (+14%)	3mo	$527,050	$219	61
46537 Sunflower Ln	0.32mi	4/4.0 (-1)	1,944 (-8%)	4mo	$429,999	$221	59
46581 Sunflower Ln	0.36mi	4/4.0 (-1)	1,930 (-9%)	3mo	$481,720	$250	58
46561 Sunflower Ln	0.34mi	4/4.0 (-1)	1,944 (-8%)	5mo	$447,000	$230	57

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $218,420
• Equity at exit: $418,819

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $670,877
• Equity at exit: $903,198

Cash invested: $130,172 (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 80102

• Home prices YoY: 3.1%
• Active inventory: 213
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,438
• Tax est. 1.5%: −$581 /mo · $6,974/yr
• Insurance: −$194
• HOA: −$100
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-548

Break-even live

Break-even rent $4,193

Max offer price $385,630

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-387	+0% $-548	+5% $-708	+10% $-869
Rent	-10% $-824	-5% $-686	+0% $-548	+5% $-410	+10% $-271
Rate	-1.0pp $-314	-0.5pp $-430	base $-548	+0.5pp $-668	+1.0pp $-791

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: $116,225
• Closing costs: $13,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Racer St Bennett, CO	4.0	3.0	2536	$3,500	$1.38	26d	1	0.30mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 10 events

1. 2026-06-21
   days on market $464,900 Active 4 DOM
2. 2026-06-17
   remarks 691-char remark
3. 2026-06-17
   days on marketlisting id $464,900 Active 1 DOM
4. 2026-06-17
   days on market $464,900 Active 8 DOM
5. 2026-06-16
   days on market $464,900 Active 7 DOM
6. 2026-06-15
   days on market $464,900 Active 6 DOM
7. 2026-06-13
   days on market $464,900 Active 4 DOM
8. 2026-06-13
   days on market $464,900 Active 3 DOM
9. 2026-06-10
   remarks 320-char remark
10. 2026-06-10
    listed $464,900 Active 1 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: $42,000
• − Mortgage interest: −$26,042
• − Property taxes: −$6,974
• − Insurance: −$2,324
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$1,200
• − Depreciation: −$13,524
• Taxable loss: −$14,784
• Est. tax savings @ 24.0%: +$3,548
• After-tax cash flow: $-3,026/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