{"id":3694,"date":"2026-08-13T10:05:48","date_gmt":"2026-08-13T10:05:48","guid":{"rendered":"https:\/\/coloradospringsmoverss.com\/?p=3694"},"modified":"2026-08-13T10:05:48","modified_gmt":"2026-08-13T10:05:48","slug":"an-investor-is-targeting-denvers-neglected-properties-these-owners-and-neighbors-arent-having-it","status":"publish","type":"post","link":"https:\/\/coloradospringsmoverss.com\/?p=3694","title":{"rendered":"An investor is targeting Denver\u2019s neglected properties. These owners and neighbors aren\u2019t having it."},"content":{"rendered":"
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Getting your Trinity Audio player ready…<\/strong><\/div>\n
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Justine Sandoval\u2019s family traces its lineage in Denver\u2019s Curtis Park neighborhood back four generations.<\/p>\n

Read more Thornton-based Adams 12 district to close as many as 7 schools as enrollment falls<\/a><\/p>\n

Her great-grandmother purchased the two-story house on Curtis Street for $10 in the 1940s as part of an agreement to swap homes with a neighbor.<\/p>\n

But the house fell into disrepair after a relative moved in in the early 2000s, Sandoval said. Amid substance abuse, she stripped out the plumbing and tagged the walls with graffiti, leading Denver to eventually condemn the house.<\/p>\n

Around 10 years ago, the city added 2825 Curtis St. to its neglected and derelict building list, a roster of properties deemed unsafe or uninhabitable.<\/p>\n

Many of these buildings have absentee or deceased owners who have no dealings with their investments, spurring repeated complaints from neighbors concerned about blight tanking their property values or safety hazards affecting their well-being.<\/p>\n

In the absence of robust city enforcement, a local investor has been taking on these projects himself, using creative legal maneuvers to pry these houses from their owners \u2014 while making a profit along the way.<\/p>\n

While several neighbors previously told The Denver Post that they appreciated the investor, John Crays, taking the initiative to deal with these problem properties, others are now expressing concern with some of his tactics.<\/p>\n

Several of the homes on the city\u2019s list do have active owners who say they\u2019re pouring everything they have into rehabilitating their properties. Others say they\u2019ve fallen on hard times or suffered from poor health, preventing them from finishing house projects. They\u2019re not neglectful, these owners say. They simply don\u2019t have the money to fix them up overnight.<\/p>\n

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\u201cSome people think it\u2019s a house nobody wants,\u201d said Sandoval, an organizer who is running for Colorado House District 5 in Denver. \u201cIt means everything for our family.\u201d<\/p>\n

\u2018They didn\u2019t tell the truth\u2019<\/h4>\n

Denver\u2019s , updated last month, contains 310 buildings across the city\u2019s 11 City Council districts.<\/p>\n

For a property to be declared a\u00a0\u201cneglected and derelict building,\u201d\u00a0it generally must be an unoccupied building that city inspectors have identified as unsafe, a nuisance, habitually in violation of city codes, or at least one year behind in property taxes.<\/p>\n

Denver can issue fines if property owners don\u2019t submit remedial plans or don\u2019t comply with registration requirements. And yet, the same properties continue to remain on the city\u2019s list year after year.<\/p>\n

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As the city struggles to handle these problem properties, Crays has stepped in, The Post reported last month. He\u2019s been convincing discontented neighbors to assign him their private rights of action as neighboring landowners \u2014 effectively allowing Crays to take the problems off their hands.<\/p>\n

Crays, in at least a dozen cases, has sued owners of these neglected homes in an attempt to get a court-ordered caretaker appointed and for the houses to be put up for auction. The investor has also been collecting damages awarded by judges, and, in at least one case, acquired a property at auction for a steep discount.<\/p>\n

Several neighbors told The Post that they are thankful someone has finally decided to act on these blighted homes. But others say they\u2019re troubled by the methods being used.<\/p>\n

Nate Boyer had firsthand experience living near one of these houses in Denver\u2019s Berkeley neighborhood. He recalled pulling squatters out of the house\u2019s windows after police said they couldn\u2019t enter the home. At one point, the house on Winona Court caught fire, threatening to engulf neighboring properties.<\/p>\n

Crays and his attorney, Christopher Conant, approached Boyer in 2024 about signing over his rights as a neighbor, he said. Boyer, though, said he\u2019d hire his own lawyer.<\/p>\n

In May 2024, a limited liability company sued the neglected house\u2019s owner, alleging the property had attracted squatters and had become the site of drug use and other criminal activity. The company said it held a lease for an accessory dwelling unit in the backyard of a neighboring house on Winona Court, giving it the right to sue as an affected neighbor.<\/p>\n

The people behind the LLC remain murky. BSIACS LLC, the company that filed the lawsuit, lists its office address as the ADU. The registered agent: Hatch Ray Olsen Conant, the law firm Crays has used for his court actions.<\/p>\n

Read more Denver moves to shutter nightclub after security guard is accused of sexually assaulting customer<\/a><\/p>\n

Boyer said he walked back to the ADU with a city inspector after the lawsuit was filed\u00a0and saw that nobody was living at the listed address. The way these investors approached this property didn\u2019t feel appropriate, he said.<\/p>\n

\u201cMy thought was, \u2018You\u2019re not an affected neighbor,’\u201d Boyer said. \u201cThey certainly didn\u2019t tell the truth about their involvement.\u201d<\/p>\n

Crays told The Post that he wasn\u2019t the leaseholder listed in the lawsuit and that he has \u201cno affiliation with that LLC.\u201d Conant said there was a lease for the ADU and someone did reside there, though he did not reveal their identity. The owner of the home with the ADU didn\u2019t respond to calls and messages left by the newspaper.<\/p>\n

Ultimately, a judge appointed a caretaker, known as a receiver, to take over the property. Last year, the court approved a sale to Boyer\u00a0and his neighbor for $531,000 after they intervened in the lawsuit. BSIACS LLC, as part of a settlement agreement, received $7,500.<\/p>\n

A $100,000 fight<\/h4>\n

Other people with properties on the city\u2019s list say they feel targeted by Crays and Conant\u2019s entrepreneurship.<\/p>\n

The pair in June 2025 sued an LLC registered to Ira Wertenteil, alleging his house near City Park has been abandoned and taken over by squatters.<\/p>\n

Wertenteil wasn\u2019t an absentee owner \u2014 he was simply sick.<\/p>\n

\u201cI have three terminal diseases that are fighting to see which can kill me first,\u201d Wertenteil said in an interview.<\/p>\n

The 66-year-old owns a small construction company specializing in rehabbing dilapidated houses. One of his projects \u2014 a $3 million renovation of a haunted Capitol Hill mansion \u2014 earned him and his wife a series of positive news stories.<\/p>\n

But the illnesses have strained Wertenteil\u2019s ability to complete his projects.<\/p>\n

\u201cI have permits and plans for every one of my distressed properties,\u201d he said. \u201cI have the money, I just don\u2019t have the time.\u201d<\/p>\n

Crays\u2019 lawsuit cost him $100,000, Wertenteil said \u2014 and he would have needed another six figures to keep the fight going. The parties ended up settling out of court, with Wertenteil paying Crays $15,000 and agreeing to sell the property or fix it up in a timely manner.<\/p>\n

He wonders how these lawsuits benefit the community. To him, if city officials have a problem with his properties, they should settle it themselves.<\/p>\n

\u201cWhat John does, is it good for the city? It\u2019s good for John,\u201d Wertenteil said.<\/p>\n

Crays said he \u201cwished we were more successful\u201d with Wertenteil\u2019s property.<\/p>\n

\u201cIt\u2019s not doing anything to benefit the community whatsoever,\u201d he said.<\/p>\n

Fighting for a family heirloom<\/h4>\n

Sandoval, for her part, has been desperately trying to get her Curtis Park house off the neglected and derelict list.<\/p>\n

Her parents have spent hundreds of thousands of dollars to pay off liens and fines they\u2019ve accrued over the years from the city. But every new fine makes it harder for the family to get the house back into good shape.<\/p>\n

\u201cWe\u2019re trying,\u201d Sandoval said. \u201cI don\u2019t have the capital to do it all at once.\u201d<\/p>\n

The family has been diligent in paying property taxes, even as the house fell into disrepair. Sandoval makes sure to shovel the sidewalk and mow the lawn. She and her father, who co-own the house, recently installed a new water heater and a fresh roof. Sandoval has plowed her life savings into this house, she said, planning to one day make it her home.<\/p>\n

The prospect of an investor showing up to try and take it is terrifying, she said.<\/p>\n

\u201cI\u2019m a fourth-generation Curtis Park resident,\u201d she said. \u201cIt\u2019s not gonna go down like that. I\u2019m gonna fight for that property.\u201d<\/p>\n

Get more real estate and business news by signing up for our weekly newsletter, On the Block.<\/em><\/p>\n

Read more Several dogs bitten by rattlesnakes in Westminster open space<\/a><\/p>\n<\/p>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

In the absence of robust city enforcement, a local investor has been taking on these projects himself, using creative legal maneuvers to pry these houses from their neglectful owners \u2014 while making a profit along the way.<\/p>\n","protected":false},"author":1,"featured_media":3693,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[2,4,37],"tags":[],"class_list":["post-3694","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-business","category-news","category-real-estate"],"yoast_head":"\nAn investor is targeting Denver\u2019s neglected properties. 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