140 Racer St · Bennett, CO 80102

$525,000

4 bd · 3.0 ba · 2,019 sqft · SingleFamily public records · 62 Days on market

Built 2022 6,909 sqft lot Est $476k · 10% over $85/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.2/30.0
• Livability +3.0/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to this charming home in the growing community of Bennett! Located at 140 Racer Street, this well-maintained property offers comfort, functionality, and great value. Featuring a bright and open floor plan, the home provides a seamless flow between the living, dining, and kitchen areas-perfect for everyday living and entertaining. The kitchen offers ample cabinet space and modern finishes, while the bedrooms are generously sized with plenty of natural light. The primary suite includes a private bathroom and a spacious closet for added convenience. Step outside to enjoy a beautifully landscaped backyard, $20.000 invested with no neighbors behind, offering added privacy and a peaceful setting-perfect for relaxing, pets, or summer gatherings. Unfinished basement. With easy access to I-70, this home offers a convenient commute to Denver, DIA, and surrounding areas while still enjoying the peaceful small-town feel of Bennett. Don't miss this opportunity to own a beautiful home in a rapidly growing area! DG Lending powered by Xpert Home Lending is offering a lender paid 1-0 temporary interest rate buy down. This would lower the buyer's interest rate down by 1% for the first year of the mortgage. Buyer must be purchasing the home as a primary residence and using conventional, FHA or VA financing on the loan. Contact Jeff Bullis NMLS #2061407 at 303-246-4546 for more information.

Key facts

• 6,909 sq ft lot
• 3 garage spots
• Built 2022

Property features AI

Finance

• HOA & community: Homeowners association (professionally managed); Monthly HOA fee of $85 ($1,020 annually); Association phone available

Exterior

• Parking: Attached 3-car garage; Total of 3 parking spaces
• Utilities: Public sewer
• Home design: Single-family residence; Two levels; Property is unattached; Individual ownership
• Construction: Concrete and frame construction; Composition roof; Unfinished below-grade area (basement)
• Exterior features: Composition roof; Concrete and frame construction

Interior

• Bedrooms: Four bedrooms on the upper level (including a primary suite)
• Bathrooms: Three total bathrooms — two full bathrooms (upper level) and one 1/4 bathroom on the main level
• Heating & cooling: Central air; Forced air heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-731 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $396k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (34.2% below list).
• Recommended offer: $345k (34.2% 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: 212 active listings in the ZIP; 2 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 $56k of equity ($4k loan paydown + $52k 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 ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($494k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask is 16306% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $345,485 (34.2% 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 62 days. Have you received any prior offers? Is the seller open to a 34% 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. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $476,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45886 Mill Ave	0.27mi	4/3.0	1,880 (-7%)	1mo	$451,400	$240	75
45894 Mill Ave	0.27mi	5/3.0 (+1)	2,112 (+5%)	0mo	$465,250	$220	74
45907 Mill Ave	0.24mi	4/3.0	2,184 (+8%)	1mo	$489,350	$224	74
365 Wildflower Ct	0.28mi	5/3.0 (+1)	2,112 (+5%)	0mo	$468,900	$222	74
45878 Mill Ave	0.27mi	5/3.0 (+1)	2,112 (+5%)	1mo	$489,900	$232	74
45870 Mill Ave	0.27mi	4/3.0	1,880 (-7%)	3mo	$474,900	$253	74
45862 Mill Ave	0.27mi	5/3.0 (+1)	2,112 (+5%)	3mo	$485,000	$230	72
45956 Wood Thrush Ave	0.18mi	3/3.0 (-1)	2,218 (+10%)	2mo	$500,950	$226	68
45840 Laceleaf Dr	0.08mi	3/3.0 (-1)	1,725 (-15%)	3mo	$435,000	$252	65
46589 Sunflower Ln	0.62mi	3/3.0 (-1)	1,944 (-4%)	1mo	$459,390	$236	59
46581 Sunflower Ln	0.60mi	4/4.0	1,930 (-4%)	3mo	$481,720	$250	58
46573 Sunflower Ln	0.61mi	3/3.0 (-1)	1,944 (-4%)	3mo	$467,999	$241	58

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $239,326
• Equity at exit: $472,962

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $741,281
• Equity at exit: $1,019,960

Cash invested: $147,000 (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: 212
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $3,455 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$403 /mo · $4,840/yr
• Insurance: −$219
• HOA: −$85
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $-731

Break-even live

Break-even rent $4,380

Max offer price $395,881

Occupancy floor —

Sensitivity live

Price	-10% $-434	-5% $-582	+0% $-731	+5% $-880	+10% $-1,028
Rent	-10% $-1,004	-5% $-867	+0% $-731	+5% $-594	+10% $-458
Rate	-1.0pp $-467	-0.5pp $-597	base $-731	+0.5pp $-867	+1.0pp $-1,005

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Racer St Bennett, CO	4.0	3.0	2536	$3,500	$1.38	25d	1	0.03mi
239 Adams St Bennett, CO	3.0	2.5	1653	$3,000	$1.81	25d	1	1.04mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 34 events

1. 2026-06-18
   days on market $525,000 Active 62 DOM
2. 2026-06-17
   days on market $525,000 Active 61 DOM
3. 2026-06-16
   days on market $525,000 Active 60 DOM
4. 2026-06-15
   days on market $525,000 Active 59 DOM
5. 2026-06-13
   days on market $525,000 Active 57 DOM
6. 2026-06-13
   days on market $525,000 Active 56 DOM
7. 2026-06-09
   days on market $525,000 Active 53 DOM
8. 2026-06-08
   days on market $525,000 Active 52 DOM
9. 2026-06-07
   days on market $525,000 Active 51 DOM
10. 2026-06-04
    days on market $525,000 Active 48 DOM
11. 2026-06-03
    days on market $525,000 Active 47 DOM
12. 2026-06-02
    days on market $525,000 Active 46 DOM
13. 2026-06-01
    days on market $525,000 Active 45 DOM
14. 2026-05-31
    days on market $525,000 Active 44 DOM
15. 2026-05-06
    listed $3,200
16. 2026-04-17
    listed $525,000 Active 1410-char remark

    Show marketing remark (1410 chars)

    Welcome to this charming home in the growing community of Bennett! Located at 140 Racer Street, this well-maintained property offers comfort, functionality, and great value. Featuring a bright and open floor plan, the home provides a seamless flow between the living, dining, and kitchen areas-perfect for everyday living and entertaining. The kitchen offers ample cabinet space and modern finishes, while the bedrooms are generously sized with plenty of natural light. The primary suite includes a private bathroom and a spacious closet for added convenience. Step outside to enjoy a beautifully landscaped backyard, $20.000 invested with no neighbors behind, offering added privacy and a peaceful setting-perfect for relaxing, pets, or summer gatherings. Unfinished basement. With easy access to I-70, this home offers a convenient commute to Denver, DIA, and surrounding areas while still enjoying the peaceful small-town feel of Bennett. Don't miss this opportunity to own a beautiful home in a rapidly growing area! DG Lending powered by Xpert Home Lending is offering a lender paid 1-0 temporary interest rate buy down. This would lower the buyer's interest rate down by 1% for the first year of the mortgage. Buyer must be purchasing the home as a primary residence and using conventional, FHA or VA financing on the loan. Contact Jeff Bullis NMLS #2061407 at 303-246-4546 for more information.

17. 2026-04-17
    listed $525,000 Active 1410-char remark

    Show marketing remark (1410 chars)

    Welcome to this charming home in the growing community of Bennett! Located at 140 Racer Street, this well-maintained property offers comfort, functionality, and great value. Featuring a bright and open floor plan, the home provides a seamless flow between the living, dining, and kitchen areas-perfect for everyday living and entertaining. The kitchen offers ample cabinet space and modern finishes, while the bedrooms are generously sized with plenty of natural light. The primary suite includes a private bathroom and a spacious closet for added convenience. Step outside to enjoy a beautifully landscaped backyard, $20.000 invested with no neighbors behind, offering added privacy and a peaceful setting-perfect for relaxing, pets, or summer gatherings. Unfinished basement. With easy access to I-70, this home offers a convenient commute to Denver, DIA, and surrounding areas while still enjoying the peaceful small-town feel of Bennett. Don't miss this opportunity to own a beautiful home in a rapidly growing area! DG Lending powered by Xpert Home Lending is offering a lender paid 1-0 temporary interest rate buy down. This would lower the buyer's interest rate down by 1% for the first year of the mortgage. Buyer must be purchasing the home as a primary residence and using conventional, FHA or VA financing on the loan. Contact Jeff Bullis NMLS #2061407 at 303-246-4546 for more information.

18. 2026-04-15
    historical $525,000 1410-char remark

    Show marketing remark (1410 chars)

    Welcome to this charming home in the growing community of Bennett! Located at 140 Racer Street, this well-maintained property offers comfort, functionality, and great value. Featuring a bright and open floor plan, the home provides a seamless flow between the living, dining, and kitchen areas-perfect for everyday living and entertaining. The kitchen offers ample cabinet space and modern finishes, while the bedrooms are generously sized with plenty of natural light. The primary suite includes a private bathroom and a spacious closet for added convenience. Step outside to enjoy a beautifully landscaped backyard, $20.000 invested with no neighbors behind, offering added privacy and a peaceful setting-perfect for relaxing, pets, or summer gatherings. Unfinished basement. With easy access to I-70, this home offers a convenient commute to Denver, DIA, and surrounding areas while still enjoying the peaceful small-town feel of Bennett. Don't miss this opportunity to own a beautiful home in a rapidly growing area! DG Lending powered by Xpert Home Lending is offering a lender paid 1-0 temporary interest rate buy down. This would lower the buyer's interest rate down by 1% for the first year of the mortgage. Buyer must be purchasing the home as a primary residence and using conventional, FHA or VA financing on the loan. Contact Jeff Bullis NMLS #2061407 at 303-246-4546 for more information.

19. 2025-07-15
    historical
20. 2025-07-15
    historical
21. 2025-05-30
    price $556,500
22. 2025-05-30
    price $556,500
23. 2025-04-10
    price $571,500
24. 2025-04-10
    price $571,500
25. 2025-02-26
    price $579,500
26. 2025-02-26
    price $579,500
27. 2025-02-06
    listed $595,000 Active
28. 2025-02-06
    listed $595,000 Active
29. 2022-08-12
    soldstatus $589,410 Closed
30. 2022-08-12
    soldstatus $589,410 Sold
31. 2022-04-25
    status Pending
32. 2022-04-22
    historical
33. 2022-04-19
    listed $584,685 Active
34. 2022-04-19
    listed $584,685

ⓘ 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: $4,840 · $403/mo
• Projected year-2 tax: $4,840 · $403/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥92°F today · 16 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: $41,458
• − Mortgage interest: −$29,408
• − Property taxes: −$4,840
• − Insurance: −$2,625
• − Repairs & maintenance: −$3,317
• − Management: −$3,317
• − HOA: −$1,020
• − Depreciation: −$15,273
• Taxable loss: −$18,341
• Est. tax savings @ 24.0%: +$4,402
• After-tax cash flow: $-4,369/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

-99.5% since first listed

20 events — show timeline

• 2026-05-06 Listed for Rent $3,200 METROLISTCO
• 2026-04-17 Listed $525,000 IRES
• 2026-04-17 Listed $525,000 REColorado as Distributed by MLS Grid
• 2026-04-15 Coming Soon $525,000 REColorado as Distributed by MLS Grid
• 2025-07-15 Listing Removed — IRES
• 2025-07-15 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-05-30 Price Changed $556,500 IRES
• 2025-05-30 Price Changed $556,500 REColorado as Distributed by MLS Grid
• 2025-04-10 Price Changed $571,500 IRES
• 2025-04-10 Price Changed $571,500 REColorado as Distributed by MLS Grid
• 2025-02-26 Price Changed $579,500 IRES
• 2025-02-26 Price Changed $579,500 REColorado as Distributed by MLS Grid
• 2025-02-06 Listed $595,000 IRES
• 2025-02-06 Listed $595,000 REColorado as Distributed by MLS Grid
• 2022-08-12 Sold (MLS) $589,410 IRES
• 2022-08-12 Sold (MLS) $589,410 REColorado as Distributed by MLS Grid
• 2022-04-25 Pending — REColorado as Distributed by MLS Grid
• 2022-04-22 Listing Removed — IRES
• 2022-04-19 Listed $584,685 IRES
• 2022-04-19 Listed $584,685 REColorado as Distributed by MLS Grid

Property tax history

+50.3%/yr

Latest (2025): $4,840 · -4.6% YoY. Source: county tax records.