2616 Juniper Ave · Boulder, CO 80304

$2,295,000

80 bd · 64.0 ba · 4,892 sqft · MultiFamily · 17 Days on market

Built 1978 Good condition 7,840 sqft lot $1576/mo HOA · 47% of rent

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.7/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

8 unit building in Willow Springs. Near new Safeway, retail, many restaurants and bus lines; 2 blocks from neighborhood park. HOA maintained swimming pool and tennis courts. Fireplaces and balconies/ patios in all but 2 units. All units leased to August of 2003. Building is condominiumized so units can be fixed up and sold off seperately. Tenants pay electric bills and water/sewer. Trash/ lawn care included in HOA fees.Flood Verification Pending

Key facts

• Fireplaces
• Balconies
• Updated flooring

Tags

• SEPARATELY DEEDED CONDOS
• UPDATED FLOORING
• FIREPLACES
• BALCONIES
• PATIOS
• RESERVED PARKING SPACE

Property features AI

Finance

• Other: Community amenities include tennis courts and a pool; Total of 8 units
• Financial info: Gross income: $162,300; Net operating income: $121,527; Income includes lease/rents; Tenants pay electricity, water and sewer
• HOA & community: Willow Springs HOA with monthly fee ($1,576) — fee includes common amenities, trash, snow removal, grounds maintenance, management and utilities; Association has reserves and a transfer fee

Exterior

• Parking: One parking space per unit
• Utilities: City water with water meter installed; Public sewer; Electricity available with separate meters; Cable available; High-speed internet available; Underground utilities
• Home design: Residential income property (multi-family); Two levels; Not new — previously owned; Zoned XBO
• Construction: Wood frame construction with cedar wood siding (painted/stained); Composition roof
• Exterior features: Patio; Deck; Balcony; Evergreen and deciduous trees; Level lot; House faces south; Paved with curbs, gutters and sidewalks; Fire hydrant within 500 feet; City street frontage; Minimal flood risk or C rating

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Microwave; Garbage disposal; All appliances included
• Bedrooms: Eight total units composed of multiple 1- and 2-bedroom units (see unit breakdown)
• Bathrooms: Multiple 1-bath units (see unit breakdown)
• Heating & cooling: Baseboard heating; Ceiling fans
• Interior features: Fire alarm; Two or more fireplaces

What this means for you Summary

Snapshot

• This is a 8 × 10-bed/8.0-bath units multifamily listed at $2.29M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $483/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $2.29M).
• Recommended offer: $2.26M (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Zoned schools: Columbine Elementary School (math 15% / reading 32%, grade F, #634 of 966 statewide, top 67%, 405 students, 64% FRL); Boulder High School (math 64% / reading 81%, grade B+, #18 of 381 statewide, top 4%, 2,074 students, 28% FRL) — zoned schools average 46% FRL vs 16% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 258 active listings in the ZIP; high-income renter base; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).
• At $26,966/mo this rent would consume 256% of the median local household income ($127k/yr) (locally 891% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $16k of loan paydown is wiped out by about $69k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($2.26M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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.
• Current owner paid $995k; list at $2.29M implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $2,260,575 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-155,874
• Equity at exit: $342,192

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $60,181
• Equity at exit: $198,430

Cash invested: $642,600 (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 80304

• Rents YoY: 1.8%
• Active inventory: 258
• Price-to-rent: 56.7×

Monthly cashflow live

• Estimated rent: $26,966 medium
• Mortgage (P&I): −$12,035
• Tax est. 1.5%: −$2,869 /mo · $34,425/yr
• Insurance: −$956
• HOA: −$1,576
• Vacancy / Maint / Mgmt: −$5,663
• Net cashflow: $3,867

Break-even live

Break-even rent $22,071

Max offer price $2,295,000

Occupancy floor 81%

Sensitivity live

Price	-10% $5,453	-5% $4,660	+0% $3,867	+5% $3,074	+10% $2,281
Rent	-10% $1,737	-5% $2,802	+0% $3,867	+5% $4,932	+10% $5,997
Rate	-1.0pp $5,023	-0.5pp $4,451	base $3,867	+0.5pp $3,272	+1.0pp $2,667

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	10	8	$26,968
Total (8 units)			$26,966

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: $573,750
• Closing costs: $68,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,576 · $18,912/yr
• Likely covers: watersewertrashelectriclandscapingpool

Listing history 13 events

1. 2026-06-21
   days on market $2,295,000 Active 17 DOM
2. 2026-06-18
   days on market $2,295,000 Active 14 DOM
3. 2026-06-17
   days on market $2,295,000 Active 13 DOM
4. 2026-06-16
   days on market $2,295,000 Active 12 DOM
5. 2026-06-15
   days on market $2,295,000 Active 11 DOM
6. 2026-06-14
   days on market $2,295,000 Active 9 DOM
7. 2026-06-13
   days on market $2,295,000 Active 8 DOM
8. 2026-06-10
   days on market $2,295,000 Active 6 DOM
9. 2026-06-09
   days on market $2,295,000 Active 5 DOM
10. 2026-06-09
    days on market $2,295,000 Active 4 DOM
11. 2026-06-07
    days on market $2,295,000 Active 3 DOM
12. 2026-06-05
    remarks 524-char remark
13. 2026-06-05
    listed $2,295,000 Active 1 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 6 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $323,592
• − Mortgage interest: −$128,556
• − Property taxes: −$34,425
• − Insurance: −$11,475
• − Repairs & maintenance: −$25,887
• − Management: −$25,887
• − HOA: −$18,912
• − Depreciation: −$66,764
• Taxable income: $11,686
• Est. tax owed @ 24.0%: −$2,805
• After-tax cash flow: $43,598/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with no visible damage or wear. It has a good exterior and interior condition, and the landscaping is well-maintained. The property has a good location and is in a good condition for both resale and rental.

Value-add opportunities

• Resale Painting the exterior siding and repainting the interior walls — Painting the exterior and interior can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Updating the flooring in the kitchen and bathrooms — Updating the flooring can make the home more appealing to renters and can increase its rental value.
• Both Upgrading the appliances in the kitchen — Upgrading the appliances can make the home more attractive to both buyers and renters and can increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and repainting the interior walls — Painting the exterior and interior can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Updating the flooring in the kitchen and bathrooms — Updating the flooring can make the home more appealing to renters and can increase its rental value. ↑
• Both Upgrading the appliances in the kitchen — Upgrading the appliances can make the home more attractive to both buyers and renters and can increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 25,383
• Household income: $126,558
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 891.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Romanian 4% Slovak 3%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 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: ▼ -1111.31%
• Current HPI: 324.6478
• Rent YoY: ▲ 1.82%
• 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

+104.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $2,295,000 IRES
• 2003-10-16 Sold (MLS) $995,000 IRES
• 2002-08-16 Listed $1,125,000 IRES