POCKET NO. 3 August 25, 2026 · Arvada, Colorado
COMP THE STREET
Allendale 80004
The remodel does not save you here. The right comp does.
Updated homes sold in 8.5 days versus 10 for the rest—a virtual tie. Layout, block, and acquisition basis matter more than an expensive finish package.
Target exit$605K–$710K
Sell target8–12 days
Typical market10 days
Risk reserve$23K
THE BUY BOX
Buy this.
- Allendale home comped to its immediate street
- 4 beds / 3 baths
- 1,900–2,500 finished sq. ft.
- 2-car garage preferred
THE FINISH CALL
FUNCTION WINS; FANCY DOES NOT
- Fix the floor plan before upgrading materials
- Use durable, broadly appealing finishes
- Spend on mechanical confidence and clean presentation
- Price from the closest true comps
WHAT THE MARKET SAID
Four numbers. One answer.
All sales10 days
Median days on market
Median close$620K
All 35 closings
Paid concession$7K
Typical among paid sales
Giveback risk$23K
Typical impacted sale
THE PROOF
The finish advantage was only 1.5 days
Sixteen updated homes and nineteen other sales produced nearly the same market time. The data says this is a comp-discipline play, not a design-arbitrage play.
8.5 daysUpdated DOM
10 daysOther DOM
$676KUpdated exit
8 of 16At original ask
COMP THE STREET
Win this pocket at acquisition and through the floor plan. A tasteful remodel helps, but it cannot rescue an unsupported price or a weak street comp.
Do not spend on: Assuming renovation creates a new comp tier · Luxury materials the block will not repay
FOUND A HOUSE IN 80004?
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