Sold · Golden · $260K Spread

The Photos

Lived in, dated, and shot exactly as it sits.

These are the seller's own photos of an occupied house, not a staged listing set. Under each one: what you have today, and the move the sold listings say to make. The one structural item on this deal is named in the breakdown below.

745 Cole Drive front exterior — **You have**Solid brick ranch, two-car attached, 14,767 SF lot. Gravel where the lawn should be. **Buyer plan**Paint, landscape and a driveway clean-up. Must-do #5.

Kitchen with original oak cabinets — **You have**Original oak cabinets and laminate counters, in daily use. **Buyer plan**Full kitchen. Two of the five sales list quartz. Must-do #1.

Living room with wood floors — **You have**Wood floors already down under the green paint. **Buyer plan**Paint over the green and let the existing floors carry the room. Must-do #3.

Original bathroom with tub — **You have**Two full baths, both original. Tub surround, oak vanity. **Buyer plan**Both baths, full remodel. Must-do #2.

Finished basement family room with wood paneling — **You have**975 SF of basement already finished. Wood paneling, ceiling tiles. **Buyer plan**A refresh, not a buildout: carpet, paneling, ceiling. Must-do #4.

Second kitchen in the lower level — **You have**A second kitchen downstairs, already plumbed and running. **Buyer plan**Keep it. The $783,000 sale advertised its lower level as convertible to one.

Back addition with skylights — **You have**Back addition, wood plank walls, two skylights over tile. **Buyer plan**Reseal the skylights and redo the siding on the addition.

Back yard on a third of an acre — **You have**0.339 acres, the largest lot of the six. **Buyer plan**Clear it and stage it. There is nothing to build here.

Property	Beds	Baths	SqFt	Built	Lot	Price
745 Cole Drive (ours)	4	2	2,483*	1965	0.34 ac	$489.9K ask
785 Deframe St	3	3	2,424	1959	0.22 ac	Sold $783K
851 Beech St	5	2	2,452	1978	0.24 ac	Sold $725K
13010 W 6th Pl	6	3	2,616	1968	0.28 ac	Sold $725K
13925 W 6th Pl	3	3	2,495	1980	0.22 ac	Sold $710K
750 Xenon St	4	3	2,616	1968	0.29 ac	Sold $701K

Our Specialty

The Key to the Flip

Two things determine whether a property sells: location and finishes. Here are both, graded, sourced, and priced.

01Location: already handled. It comes with the dirt.

A EquityDispo Location GradeFive criteria, every receipt cited

SchoolsB+Bell Middle is a 7 out of 10 and Golden High an A− on Niche and a 9 out of 10. The assigned elementary, Welchester, is the weak link at 3 out of 10, and Kyffin at 9 out of 10 and #17 in Colorado sits 0.7 mi away through Jeffco choice enrollment, space permitting Niche · GreatSchools · Jeffco Public Schools

Areas of InterestA+Colorado Mills 0.5 mi: 1.4 million SF and 170+ stores, the only indoor outlet center in metro Denver, with an IMAX and an indoor trampoline park in it · eight parks inside 1.5 mi · Applewood Golf Course 2.4 mi · Fossil Trace Golf Club 3.2 mi · Colorado School of Mines 3.9 mi · North Table Mountain 5.0 mi Simon Property · OpenStreetMap · computed

Daily NeedsAWhole Foods at 0.8 mi · a pharmacy at 1.1 · four grocery options inside two miles OpenStreetMap

SafetyACost of crime in 80401 runs $281 per resident a year, under Colorado's $319. That zip also spans downtown Golden and the Colorado Mills retail corridor, so the zip-level figure reads heavier than these residential blocks do. We pulled the incidents on this street and read it as a non-issue CrimeGrade data · our grade

WalkabilityBA park at 0.4 mi, an elementary school at 0.5, Colorado Mills at 0.5 and a grocery at 0.8. The daily loop is on foot; the wider errand run is still a short drive computed from OpenStreetMap · our read

Daily Needs

Whole Foods at 0.8 miles. Four grocery options inside two.

Whole Foods MarketOrganic Grocery0.8 mi

Peoples PharmacyPharmacy1.1 mi

King SoopersGrocery1.6 mi

Natural GrocersOrganic Grocery1.9 mi

SafewayGrocery2.1 mi

WalgreensPharmacy2.1 mi

Grateful BreadBakery2.5 mi

Sprouts Farmers MarketOrganic Grocery3.5 mi

Straight-line distances · locations from OpenStreetMap

Parks & Family

Eight parks inside a mile and a half. A school you can walk to.

Colorado MillsMall · IMAX · Trampoline0.5 mi

Welchester ParkPark0.4 mi

Welchester ElementaryAssigned school0.5 mi

Union Ridge ParkPark0.6 mi

Kyffin Elementary9 out of 10 · choice0.7 mi

Daniels ParkPark0.9 mi

Sixth Avenue West ParkPark0.9 mi

Tanglewood Sports ParkBall fields1.2 mi

Straight-line distances · locations from OpenStreetMap · school ratings from GreatSchools and Niche

02Finishes: the job. Must-do first, high-end if you want it.

The pocket's finish standard, pulled from the sold listings all five closed comps, per MLS

Quartz countersEat-in kitchenKitchen islandWood, tile and vinylFinished basementPrimary suiteWalk-in closetsSpa / hot tub

Paint & punch-list This flip: heavy cosmetic plus a structural evaluation on one corner Structural / additions

The spec is “updated,” not luxury. Match the comps, don't beat them. Surfaces throughout, plus the one corner named in the breakdown below.

Must DoThe baseline. This is our $750,000 ARV.

1 · Kitchen: cabinets, counters, appliances. Two of the five sales list quartz

2 · Both baths, full remodel. A third bath is the highest-return space you can add

3 · Interior paint throughout. Walls, trim and ceilings

4 · Refresh the finished basement: carpet, paneling, ceiling tiles. The space is already there

5 · Exterior: paint, landscape, gutters, reseal the skylights and redo the siding on the addition

6 · Budget for the southwest corner. Possible settlement, with the scope set by your own engineer's evaluation

Source: the closed comp listings above and the acquisitions walkthrough

High End: Only If You Want ItChases the $783,000 sale, +$293,100 over your entry.

+ Finish out the second kitchen downstairs. The $783,000 sale advertised its lower level as convertible to one

+ Primary suite with a walk-in closet. The floor comp carries both

+ Keep the hot tub and build it a deck. Two of the five sales list a spa

Source: what the $701K to $783K sales carried, per MLS

Tap a plan above. Its math and its bar light up

$750,000Exit: our ARV, must-do spec − $489,900Your entry = $260,100Gross spread

Before your rehab budget and closing costs; you control both, and whatever the structural evaluation returns belongs in the first one. The base case is our own $750,000 ARV, the same number in the spread above. The upside is the highest price actually paid on this street.

Your entry against our ARV and the real closed sales

You enter$489,900

Sold: 1,083 SF still unfinished, two baths$725,000 +$235,100 over your entry

Our ARV, must-do list done$750,000 +$260,100 over your entry

Sold: top of the pocket, high-end option$783,000 +$293,100 over your entry

Five sales inside six tenths of a mile and $82,000 separates the floor from the ceiling. The house one tenth of a mile away took $783,000 with a carport and no garage. Two others took $725,000 and $710,000 with basements still unfinished. Yours is finished, attached-garaged, and on the biggest lot of the six. You enter $211,100 below the lowest of the five.

Click here for more info: deal math & full scope breakdown

The Path

Every square foot you have is already finished

851 Beech sold at $725,000 with 1,083 SF of basement unfinished. 13925 W 6th sold at $710,000 with 546 SF unfinished. This house is 2,483 SF and all of it is finished today, including a second kitchen downstairs. You are not buying a buildout here, you are buying a refresh.

745 Cole Drive · all of it finished2,483 SF

13010 W 6th Pl · $725,0002,616 SF

750 Xenon St · $701,0002,616 SF

13925 W 6th Pl · $710,000 · 546 SF unfinished2,495 SF

851 Beech St · $725,000 · 1,083 SF unfinished2,452 SF

785 Deframe St · $783,0002,424 SF

Finished today · 2,483 SF Closed comps

Kitchen

Original oak cabinets and laminate counters. Full replacement. Two of the five sales list quartz counters and an eat-in layout.

Baths

Two full baths, both original. Rip and replace. Four of the five sales carry three baths, so adding a third is the highest-return move in the house.

Basement Refresh

975 SF already finished, including a second kitchen. Carpet, paneling and ceiling tiles. This is a refresh, not a buildout.

Exterior and Systems

Paint, landscape and gutters, roughly $4,000 on the gutters per acquisitions. Roof is about 5 years old and the mechanicals are within 13. Windows look original.

Possession: 30-Day PCOA

Seller stays in the home for 30 days after closing under a post-closing occupancy agreement, secured by a $5,000 holdback. Budget your start date from possession, not from closing.

Verify at Walkthrough

Skylights on the back addition and the siding on that addition both need redoing. Mudjacking on the front stoop. Price your walk accordingly.

The One Real Item: Possible Settlement on the Southwest Corner

There is possible settlement on the southwest corner of the home, believed to be caused by mismanaged water leading to soil swelling. No engineer has evaluated it yet, so treat both the cause and the scope of any repair as unconfirmed. Buyer to obtain their own structural engineer's evaluation prior to close and price the remedy from that report. We are telling you now, not letting you find it at the walkthrough.

Golden.$260,100 spread.Heavy cosmetic.