4460 S Pitkin St #120 · Aurora, CO 80015

$215,000

2 bd · 1.0 ba · 818 sqft · Condo public records · 111 Days on market

Built 1984 $399/mo HOA · 19% of rent

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Why this score? — see what drove the D 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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-bedroom, one-bath end-unit condo presents a clear and strategic opportunity to enter homeownership. With added privacy with only one adjoining side and natural light that moves easily throughout the space. The layout is open and practical, designed for how people actually live. Inside, you will find new flooring, a new stainless steel refrigerator, and a wood-burning fireplace that anchors the main living area with character. A newly replaced balcony extends the living space outdoors and adds meaningful functionality. The bathroom includes a deep soaking tub, and the second bedroom provides flexibility for a nursery, home office, or guest space. The location supports everyday convenience. Grocery stores, restaurants, fitness centers, and daily essentials are nearby. Public transportation is accessible, and major corridors allow for a straightforward commute. The combination of price, end-unit privacy, and the seller-paid HOA credit creates a strong position for buyers looking to move with intention in today's market. This is not simply a place to live, but a practical step into ownership with immediate benefit. Schedule your showing and explore the opportunity for yourself.

Key facts

• Added privacy
• End-unit condo
• New flooring

Tags

• END-UNIT CONDO
• ADDED PRIVACY
• NATURAL LIGHT
• NEW FLOORING
• WOOD-BURNING FIREPLACE
• BRAND-NEW BALCONY

Property features AI

Finance

• Other: Building name: Meadow Point Condos; Individual ownership
• HOA & community: Meadow Point Condos association (professionally managed); Monthly association fee of $399; Association fee includes reserves, grounds and structure maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: 2 off-street parking spaces (total 2)
• Utilities: Electricity connected; Natural gas connected; Wired internet available; Phone available; Public sewer
• Home design: Condominium in a low-rise (1–3) building; End unit; Entry level: 2; One level
• Construction: Frame construction with wood siding; Composition roof
• Exterior features: Paved public road frontage; Publicly maintained road

Interior

• Kitchen: Microwave; Self-cleaning oven; Dishwasher; Refrigerator; Disposal
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Dryer; Microwave; Refrigerator; Self-cleaning oven; Washer
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-56 ($-673/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (1.8% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.3% in Aurora — 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 72/100 on livability (#70 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime F, cost of living F.
• Cherry Creek School District No. 5 In The County Of Arapah (urban): math 40% / reading 58% proficiency, ranked #11 of 86 in CO (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Meadow Point Elementary School (math 5% / reading 17%, grade F, #879 of 966 statewide, top 94%, 400 students, 53% FRL); Falcon Creek Middle School (math 37% / reading 47%, grade D-, #69 of 270 statewide, top 27%, 687 students, 31% FRL); Grandview High School (math 53% / reading 80%, grade B, #28 of 381 statewide, top 7%, 2,774 students, 22% FRL).
• Market conditions: Rents soft (-2.4%/yr); 272 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,927 units permitted in Arapahoe County in 2024 (1,525 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Arapahoe County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 18y 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 $167k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $195,650 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 8.5

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-44,419
• Equity at exit: $32,057

10-year hold

• IRR: -28.1%
• Equity multiple: -0.10×
• Total profit: $-66,463
• Equity at exit: $18,589

Cash invested: $60,200 (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 80015

• Rents YoY: -2.4%
• Active inventory: 272
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$90
• HOA: −$399
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-56

Break-even live

Break-even rent $2,182

Max offer price $205,095

Occupancy floor 98%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17375 E Rice Cir Unit A Aurora, CO	2.0	1.0	998	$1,850	$1.85	5d	1	0.01mi
17326 E Rice Cir Unit E Aurora, CO	2.0	2.5	1088	$2,200	$2.02	24d	1	0.09mi
4496 S Pagosa Cir Aurora, CO	2.0	2.0	732	$2,195	$3.00	24d	1	0.11mi
17600 E Loyola Dr Unit 1521R Aurora, CO	1.0	1.0	800	$1,495	$1.87	10d	1	0.54mi
16515 E Wagon Trail Dr Aurora, CO	1.0	1.0	786	$700	$0.89	24d	1	0.64mi
17672 E Loyola Dr Unit 2221R Aurora, CO	1.0	1.0	800	$1,495	$1.87	24d	1	0.65mi
17502 E Whitaker Dr Aurora, CO	3.0	2.0	1100	$2,475	$2.25	11d	1	0.66mi
4351 S Andes Way Aurora, CO	2.0	2.5	1106	$2,100	$1.90	20d	1	0.78mi
18625 E Saratoga Pl Aurora, CO	2.0	1.0	988	$1,795	$1.82	5d	1	1.01mi
18792 E Union Pl Aurora, CO	1.0	1.0	800	$1,499	$1.87	11d	1	1.02mi
4404 S Hannibal Way Aurora, CO	1.0–2.0	1.0	721	$1,650	$2.29	24d	1	1.19mi
3504 S Zeno Way Aurora, CO	2.0	2.0	1070	$1,792	$1.67	5d	4	1.34mi

HOA detail condo

• Monthly dues: $399 · $4,788/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $215,000 Active 111 DOM
2. 2026-06-17
   days on market $215,000 Active 110 DOM
3. 2026-06-16
   days on market $215,000 Active 109 DOM
4. 2026-06-15
   days on market $215,000 Active 108 DOM
5. 2026-06-13
   days on market $215,000 Active 106 DOM
6. 2026-06-13
   days on market $215,000 Active 105 DOM
7. 2026-06-10
   days on market $215,000 Active 102 DOM
8. 2026-06-08
   days on market $215,000 Active 101 DOM
9. 2026-06-07
   days on market $215,000 Active 100 DOM
10. 2026-06-04
    days on market $215,000 Active 97 DOM
11. 2026-06-03
    days on market $215,000 Active 96 DOM
12. 2026-06-02
    days on market $215,000 Active 95 DOM
13. 2026-06-01
    days on market $215,000 Active 94 DOM
14. 2026-05-31
    days on market $215,000 Active 93 DOM
15. 2026-04-09
    price $215,000 1205-char remark

    Show marketing remark (1205 chars)

    This two-bedroom, one-bath end-unit condo presents a clear and strategic opportunity to enter homeownership. With added privacy with only one adjoining side and natural light that moves easily throughout the space. The layout is open and practical, designed for how people actually live. Inside, you will find new flooring, a new stainless steel refrigerator, and a wood-burning fireplace that anchors the main living area with character. A newly replaced balcony extends the living space outdoors and adds meaningful functionality. The bathroom includes a deep soaking tub, and the second bedroom provides flexibility for a nursery, home office, or guest space. The location supports everyday convenience. Grocery stores, restaurants, fitness centers, and daily essentials are nearby. Public transportation is accessible, and major corridors allow for a straightforward commute. The combination of price, end-unit privacy, and the seller-paid HOA credit creates a strong position for buyers looking to move with intention in today's market. This is not simply a place to live, but a practical step into ownership with immediate benefit. Schedule your showing and explore the opportunity for yourself.

16. 2026-04-09
    price $215,000 1205-char remark

    Show marketing remark (1205 chars)

    This two-bedroom, one-bath end-unit condo presents a clear and strategic opportunity to enter homeownership. With added privacy with only one adjoining side and natural light that moves easily throughout the space. The layout is open and practical, designed for how people actually live. Inside, you will find new flooring, a new stainless steel refrigerator, and a wood-burning fireplace that anchors the main living area with character. A newly replaced balcony extends the living space outdoors and adds meaningful functionality. The bathroom includes a deep soaking tub, and the second bedroom provides flexibility for a nursery, home office, or guest space. The location supports everyday convenience. Grocery stores, restaurants, fitness centers, and daily essentials are nearby. Public transportation is accessible, and major corridors allow for a straightforward commute. The combination of price, end-unit privacy, and the seller-paid HOA credit creates a strong position for buyers looking to move with intention in today's market. This is not simply a place to live, but a practical step into ownership with immediate benefit. Schedule your showing and explore the opportunity for yourself.

17. 2026-02-27
    listed $220,000 Active 1205-char remark

    Show marketing remark (1205 chars)

    This two-bedroom, one-bath end-unit condo presents a clear and strategic opportunity to enter homeownership. With added privacy with only one adjoining side and natural light that moves easily throughout the space. The layout is open and practical, designed for how people actually live. Inside, you will find new flooring, a new stainless steel refrigerator, and a wood-burning fireplace that anchors the main living area with character. A newly replaced balcony extends the living space outdoors and adds meaningful functionality. The bathroom includes a deep soaking tub, and the second bedroom provides flexibility for a nursery, home office, or guest space. The location supports everyday convenience. Grocery stores, restaurants, fitness centers, and daily essentials are nearby. Public transportation is accessible, and major corridors allow for a straightforward commute. The combination of price, end-unit privacy, and the seller-paid HOA credit creates a strong position for buyers looking to move with intention in today's market. This is not simply a place to live, but a practical step into ownership with immediate benefit. Schedule your showing and explore the opportunity for yourself.

18. 2026-02-27
    listed $220,000 Active 1205-char remark

    Show marketing remark (1205 chars)

    This two-bedroom, one-bath end-unit condo presents a clear and strategic opportunity to enter homeownership. With added privacy with only one adjoining side and natural light that moves easily throughout the space. The layout is open and practical, designed for how people actually live. Inside, you will find new flooring, a new stainless steel refrigerator, and a wood-burning fireplace that anchors the main living area with character. A newly replaced balcony extends the living space outdoors and adds meaningful functionality. The bathroom includes a deep soaking tub, and the second bedroom provides flexibility for a nursery, home office, or guest space. The location supports everyday convenience. Grocery stores, restaurants, fitness centers, and daily essentials are nearby. Public transportation is accessible, and major corridors allow for a straightforward commute. The combination of price, end-unit privacy, and the seller-paid HOA credit creates a strong position for buyers looking to move with intention in today's market. This is not simply a place to live, but a practical step into ownership with immediate benefit. Schedule your showing and explore the opportunity for yourself.

19. 2026-01-21
    historical $1,800
20. 2026-01-20
    historical
21. 2026-01-03
    listed $1,800
22. 2025-12-11
    status Active
23. 2025-12-11
    status Active
24. 2025-12-07
    historical
25. 2025-12-07
    historical
26. 2025-12-07
    historical
27. 2025-12-01
    historical $1,800
28. 2025-11-09
    price $220,000
29. 2025-11-09
    price $220,000
30. 2025-10-05
    price $235,000
31. 2025-10-05
    price $235,000
32. 2025-09-09
    listed $1,800
33. 2025-06-20
    price $239,900
34. 2025-06-20
    price $239,900
35. 2025-03-27
    listed $245,000 Active
36. 2025-03-27
    listed $245,000 Active
37. 2024-06-03
    historical
38. 2024-06-03
    historical
39. 2024-04-11
    listed $260,000 Active
40. 2024-04-11
    listed $260,000 Active
41. 2022-02-17
    price $1,600
42. 2020-03-19
    soldstatus $167,000
43. 2020-03-17
    soldstatus $167,000 Closed
44. 2020-03-17
    soldstatus $167,000
45. 2020-02-15
    status Pending Accepting Backup Offers
46. 2020-01-28
    status Active
47. 2020-01-14
    status Pending
48. 2020-01-08
    price $169,000
49. 2020-01-07
    status Active
50. 2020-01-06
    historical

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

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,333
• − Mortgage interest: −$12,043
• − Property taxes: −$1,293
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$4,788
• − Depreciation: −$6,255
• Taxable loss: −$4,174
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $329/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: Cherry Creek School District No. 5 In The County Of Arapah
• NCES district ID: 0802910
• Math proficiency: 40% ▼ -4.00%
• Reading proficiency: 58% ▲ 5.00%
• Median HH income: $73,326
• Composite: 44.12/100
• National rank: #2866
• State rank: #11 of 86 in CO

Livability — Aurora

• Score: 72/100
• State rank: #70
• US rank: #6441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, CO
• County: Arapahoe County · 715,018 people
• City population: 397,430
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 72,316
• Household income: $124,702
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 1012.0

Population outlook (Arapahoe County) Hauer SSP2

• Today (2025): 757,407 people
• By 2030: 819,724 · +8.2%
• By 2040: 940,367 · +24.2%
• By 2050: 1,053,720 · +39.1%
• By 2075: 1,297,693 · +71.3%
• By 2100: 1,412,796 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 16% Two or more races 11% Black 9% Asian 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 4% Lithuanian 2% Romanian 2%
• Foreign-born: 15% · Canada, South Korea, China
• Languages at home: 79% English-only · Spanish 8% Other Indo-European 2% Korean 2%

Political lean MEDSL · Arapahoe

• 2024 margin: Strong D (+20.1) · D 58.6% · R 38.5% · Other 2.9%
• 2008→2024 swing: +7.2pp toward D · 2008: 12.9pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+24.6 2016: D+13.8 2012: D+8.3 2008: D+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -235.01%
• Current HPI: 252.5903
• Rent YoY: ▼ -2.37%
• Metro: Denver-Aurora-Lakewood, 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

+296.3% since first listed

44 events — show timeline

• 2026-04-09 Price Changed $215,000 IRES
• 2026-04-09 Price Changed $215,000 REColorado as Distributed by MLS Grid
• 2026-02-27 Listed $220,000 REColorado as Distributed by MLS Grid
• 2026-02-27 Listed $220,000 IRES
• 2026-01-21 Rental Removed $1,800 METROLISTCO
• 2026-01-20 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-01-03 Listed for Rent $1,800 METROLISTCO
• 2025-12-11 Relisted — IRES
• 2025-12-11 Relisted — REColorado as Distributed by MLS Grid
• 2025-12-07 Listing Removed — IRES
• 2025-12-07 Listing Removed — IRES
• 2025-12-07 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-12-01 Rental Removed $1,800 METROLISTCO
• 2025-11-09 Price Changed $220,000 IRES
• 2025-11-09 Price Changed $220,000 REColorado as Distributed by MLS Grid
• 2025-10-05 Price Changed $235,000 IRES
• 2025-10-05 Price Changed $235,000 REColorado as Distributed by MLS Grid
• 2025-09-09 Listed for Rent $1,800 METROLISTCO
• 2025-06-20 Price Changed $239,900 IRES
• 2025-06-20 Price Changed $239,900 REColorado as Distributed by MLS Grid
• 2025-03-27 Listed $245,000 IRES
• 2025-03-27 Listed $245,000 REColorado as Distributed by MLS Grid
• 2024-06-03 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-06-03 Listing Removed — IRES
• 2024-04-11 Listed $260,000 REColorado as Distributed by MLS Grid
• 2024-04-11 Listed $260,000 IRES
• 2022-02-17 Price Changed $1,600 RENT.
• 2020-03-19 Sold (Public Records) $167,000 Public Records
• 2020-03-17 Sold (MLS) $167,000 IRES
• 2020-03-17 Sold (MLS) $167,000 REColorado as Distributed by MLS Grid
• 2020-02-15 Pending — REColorado as Distributed by MLS Grid
• 2020-01-28 Relisted — REColorado as Distributed by MLS Grid
• 2020-01-14 Pending — REColorado as Distributed by MLS Grid
• 2020-01-08 Price Changed $169,000 REColorado as Distributed by MLS Grid
• 2020-01-07 Relisted — REColorado as Distributed by MLS Grid
• 2020-01-06 Listing Removed — REColorado as Distributed by MLS Grid
• 2019-09-16 Listed $185,000 REColorado as Distributed by MLS Grid
• 2019-09-16 Listed $169,000 IRES
• 2008-11-18 Sold (MLS) $51,000 REColorado as Distributed by MLS Grid
• 2008-09-09 Listing Removed — REColorado as Distributed by MLS Grid
• 2008-07-02 Listed $50,000 REColorado as Distributed by MLS Grid
• 2000-09-05 Sold (Public Records) $84,750 Public Records
• 1989-08-15 Sold (Public Records) $17,300 Public Records
• 1986-12-08 Sold (Public Records) $54,250 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,293 · +26.9% YoY. Source: county tax records.