5000 Butte St · Boulder, CO 80301

$125,000

2 bd · 2.0 ba · 4,300 sqft · Land public records · 36 Days on market

Built 1979

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Why this score? — see what drove the B 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This impeccably maintained and gorgeous remodeled home is located in the beautiful community of Vista Village in Boulder Colorado. This home features a charming and cozy design equipped with modern amenities and a living space that is bright and inviting and for those who appreciate simple living. The home is equipped with high quality appliances and finishes, beautiful flooring, and a stylish decor. A MUST SEE, this unique home will allow comfort, practicality, stability and affordable living while holding its value. One of the highlights is the outdoor space that has been created outside the shed providing a serene and peaceful escape for residents to relax and enjoy the beauty of Boulder right outside their doorstep. This home is a perfect blend of comfort, style and sustainability, making it an ideal retreat for those seeking a peaceful lifestyle in Boulder, close to shopping, bike trails, public transportation and everything Boulder!

Key facts

• Luxury baths
• Curb appeal
• Chef's kitchen

Tags

• CHEF'S KITCHEN
• LUXURY BATHS
• ENERGY EFFICIENT
• OUTDOOR LIVING
• CURB APPEAL
• VISTA VILLAGE AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 1.7% in Boulder — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#24 in CO, #2,958 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D+, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-2.3%/yr); 185 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).
• This rent runs 34% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.15% ✓
• Cap rate: 18.40%
• Cash-on-cash: 43.25%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 2.49×
• Total profit: $52,248
• Equity at exit: $18,638

10-year hold

• IRR: 41.7%
• Equity multiple: 4.39×
• Total profit: $118,651
• Equity at exit: $10,808

Cash invested: $35,000 (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 80301

• Rents YoY: -2.3%
• Active inventory: 185
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,690 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $1,262

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 48%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3267 Ouray St Boulder, CO	3.0	3.0	3482	$4,600	$1.32	21d	1	1.03mi

Listing history 50 events

1. 2026-06-18
   days on market $125,000 Active 36 DOM
2. 2026-06-17
   days on market $125,000 Active 35 DOM
3. 2026-06-16
   days on market $125,000 Active 34 DOM
4. 2026-06-15
   days on market $125,000 Active 33 DOM
5. 2026-06-14
   days on market $125,000 Active 31 DOM
6. 2026-06-13
   days on market $125,000 Active 30 DOM
7. 2026-06-10
   days on market $125,000 Active 28 DOM
8. 2026-06-09
   days on market $125,000 Active 27 DOM
9. 2026-06-09
   days on market $125,000 Active 26 DOM
10. 2026-06-07
    days on market $125,000 Active 25 DOM
11. 2026-06-05
    days on market $125,000 Active 22 DOM
12. 2026-06-03
    days on market $125,000 Active 21 DOM
13. 2026-06-02
    days on market $125,000 Active 20 DOM
14. 2026-06-01
    days on market $125,000 Active 19 DOM
15. 2026-05-31
    days on market $125,000 Active 18 DOM
16. 2026-05-30
    days on market $125,000 Active 17 DOM
17. 2026-05-14
    listed $125,000 Active
18. 2025-07-16
    historical
19. 2025-06-30
    soldstatus $120,000 Closed 952-char remark

    Show marketing remark (952 chars)

    This impeccably maintained and gorgeous remodeled home is located in the beautiful community of Vista Village in Boulder Colorado. This home features a charming and cozy design equipped with modern amenities and a living space that is bright and inviting and for those who appreciate simple living. The home is equipped with high quality appliances and finishes, beautiful flooring, and a stylish decor. A MUST SEE, this unique home will allow comfort, practicality, stability and affordable living while holding its value. One of the highlights is the outdoor space that has been created outside the shed providing a serene and peaceful escape for residents to relax and enjoy the beauty of Boulder right outside their doorstep. This home is a perfect blend of comfort, style and sustainability, making it an ideal retreat for those seeking a peaceful lifestyle in Boulder, close to shopping, bike trails, public transportation and everything Boulder!

20. 2025-05-16
    status Pending Accepting Backup Offers 952-char remark

    Show marketing remark (952 chars)

    This impeccably maintained and gorgeous remodeled home is located in the beautiful community of Vista Village in Boulder Colorado. This home features a charming and cozy design equipped with modern amenities and a living space that is bright and inviting and for those who appreciate simple living. The home is equipped with high quality appliances and finishes, beautiful flooring, and a stylish decor. A MUST SEE, this unique home will allow comfort, practicality, stability and affordable living while holding its value. One of the highlights is the outdoor space that has been created outside the shed providing a serene and peaceful escape for residents to relax and enjoy the beauty of Boulder right outside their doorstep. This home is a perfect blend of comfort, style and sustainability, making it an ideal retreat for those seeking a peaceful lifestyle in Boulder, close to shopping, bike trails, public transportation and everything Boulder!

21. 2025-05-01
    listed $127,000 Active 952-char remark

    Show marketing remark (952 chars)

    This impeccably maintained and gorgeous remodeled home is located in the beautiful community of Vista Village in Boulder Colorado. This home features a charming and cozy design equipped with modern amenities and a living space that is bright and inviting and for those who appreciate simple living. The home is equipped with high quality appliances and finishes, beautiful flooring, and a stylish decor. A MUST SEE, this unique home will allow comfort, practicality, stability and affordable living while holding its value. One of the highlights is the outdoor space that has been created outside the shed providing a serene and peaceful escape for residents to relax and enjoy the beauty of Boulder right outside their doorstep. This home is a perfect blend of comfort, style and sustainability, making it an ideal retreat for those seeking a peaceful lifestyle in Boulder, close to shopping, bike trails, public transportation and everything Boulder!

22. 2025-04-27
    historical $127,000 952-char remark

    Show marketing remark (952 chars)

    This impeccably maintained and gorgeous remodeled home is located in the beautiful community of Vista Village in Boulder Colorado. This home features a charming and cozy design equipped with modern amenities and a living space that is bright and inviting and for those who appreciate simple living. The home is equipped with high quality appliances and finishes, beautiful flooring, and a stylish decor. A MUST SEE, this unique home will allow comfort, practicality, stability and affordable living while holding its value. One of the highlights is the outdoor space that has been created outside the shed providing a serene and peaceful escape for residents to relax and enjoy the beauty of Boulder right outside their doorstep. This home is a perfect blend of comfort, style and sustainability, making it an ideal retreat for those seeking a peaceful lifestyle in Boulder, close to shopping, bike trails, public transportation and everything Boulder!

23. 2025-04-10
    price $155,000
24. 2025-03-18
    listed $160,000 Active
25. 2025-01-30
    soldstatus $185,000 Closed
26. 2024-12-21
    status Pending Accepting Backup Offers
27. 2024-08-31
    listed $185,000 Active
28. 2024-05-31
    soldstatus $125,000 Closed
29. 2024-04-18
    status Pending Accepting Backup Offers
30. 2024-03-14
    listed $125,000 Active
31. 2024-03-13
    historical $125,000
32. 2022-07-27
    soldstatus $59,900 Closed
33. 2022-06-24
    status Pending
34. 2022-06-22
    price $59,900
35. 2022-06-03
    price $80,000
36. 2022-05-19
    price $99,000
37. 2022-05-04
    price $114,900
38. 2022-04-19
    price $159,000
39. 2022-04-07
    listed $199,000 Active
40. 2021-03-02
    soldstatus $48,999 Closed
41. 2021-02-12
    status Pending Accepting Backup Offers
42. 2021-01-31
    price $49,999
43. 2021-01-07
    listed $52,000 Active
44. 2008-06-16
    historical
45. 2007-10-28
    listed $172,000
46. 2000-08-21
    historical
47. 2000-02-21
    listed $18,000
48. 1999-06-17
    soldstatus $57,500
49. 1999-04-28
    listed $57,900
50. 1998-06-25
    soldstatus $41,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,284
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,583
• − Management: −$2,583
• − Depreciation: −$3,636
• Taxable income: $13,980
• Est. tax owed @ 24.0%: −$3,355
• After-tax cash flow: $11,783/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Boulder

• Score: 77/100
• State rank: #24
• US rank: #2958

Category grades

Amenities A+ Commute A+ Cost of living F Crime D+ Employment A Housing B- Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boulder, CO
• County: Boulder County · 271,666 people
• City population: 121,246
• Metro: Boulder, CO
• Population (ZIP): 25,007
• Household income: $95,207
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1296.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 11% Hispanic / Latino 11% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -674.67%
• Current HPI: 286.4092
• Rent YoY: ▼ -2.27%
• Metro: Boulder, CO
• 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

+187.4% since first listed

35 events — show timeline

• 2026-05-14 Listed $125,000 FSBO.com
• 2025-07-16 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-06-30 Sold (MLS) $120,000 REColorado as Distributed by MLS Grid
• 2025-05-16 Pending — REColorado as Distributed by MLS Grid
• 2025-05-01 Listed $127,000 REColorado as Distributed by MLS Grid
• 2025-04-27 Coming Soon $127,000 REColorado as Distributed by MLS Grid
• 2025-04-10 Price Changed $155,000 REColorado as Distributed by MLS Grid
• 2025-03-18 Listed $160,000 REColorado as Distributed by MLS Grid
• 2025-01-30 Sold (MLS) $185,000 REColorado as Distributed by MLS Grid
• 2024-12-21 Pending — REColorado as Distributed by MLS Grid
• 2024-08-31 Listed $185,000 REColorado as Distributed by MLS Grid
• 2024-05-31 Sold (MLS) $125,000 REColorado as Distributed by MLS Grid
• 2024-04-18 Pending — REColorado as Distributed by MLS Grid
• 2024-03-14 Listed $125,000 REColorado as Distributed by MLS Grid
• 2024-03-13 Coming Soon $125,000 REColorado as Distributed by MLS Grid
• 2022-07-27 Sold (MLS) $59,900 REColorado as Distributed by MLS Grid
• 2022-06-24 Pending — REColorado as Distributed by MLS Grid
• 2022-06-22 Price Changed $59,900 REColorado as Distributed by MLS Grid
• 2022-06-03 Price Changed $80,000 REColorado as Distributed by MLS Grid
• 2022-05-19 Price Changed $99,000 REColorado as Distributed by MLS Grid
• 2022-05-04 Price Changed $114,900 REColorado as Distributed by MLS Grid
• 2022-04-19 Price Changed $159,000 REColorado as Distributed by MLS Grid
• 2022-04-07 Listed $199,000 REColorado as Distributed by MLS Grid
• 2021-03-02 Sold (MLS) $48,999 REColorado as Distributed by MLS Grid
• 2021-02-12 Pending — REColorado as Distributed by MLS Grid
• 2021-01-31 Price Changed $49,999 REColorado as Distributed by MLS Grid
• 2021-01-07 Listed $52,000 REColorado as Distributed by MLS Grid
• 2008-06-16 Listing Removed — IRES
• 2007-10-28 Listed $172,000 IRES
• 2000-08-21 Listing Removed — IRES
• 2000-02-21 Listed $18,000 IRES
• 1999-06-17 Sold (MLS) $57,500 IRES
• 1999-04-28 Listed $57,900 IRES
• 1998-06-25 Sold (MLS) $41,500 IRES
• 1998-04-16 Listed $43,500 IRES

Property tax history

+59.4%/yr

Latest (2025): $186,528 · +17.6% YoY. Source: county tax records.