3770 S Genoa Cir Unit D · Aurora, CO 80013

$350,000

4 bd · 2.0 ba · 1,301 sqft · SingleFamily public records · 103 Days on market

Built 1982 1,917 sqft lot Est $451k · 22% under $231/mo HOA · 8% 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Schools +4.4/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this Hampden Hills home! This 4 bedroom, 2 bathroom home features an ideal layout with high ceilings, an open concept main level with a fireplace, two bedrooms and a jack-and-jill bathroom on the upper level and two bedrooms and a full bathroom on the lower level. The home has been well kept and maintained with upgraded granite counter tops and upgraded flooring. You'll get to enjoy your own private outdoor space off the back deck and the included solar panels greatly reduce monthly utility bills. The Seller has experienced NO power bills during the summer months, making the solar panels a great investment! With Hampden just a half a mile away, you'll love how close you are to schools, restaurants and shops. Schedule your tour asap!

Key facts

• Close to schools
• Upgraded flooring
• $231 HOA

Tags

• OPEN CONCEPT MAIN LEVEL
• PRIVATE OUTDOOR SPACE
• UPGRADED GRANITE COUNTER TOPS
• UPGRADED FLOORING
• INCLUDED SOLAR PANELS
• CLOSE TO SCHOOLS

Property features AI

Finance

• HOA & community: Part of Hampden Hills at Aurora homeowners association (professionally managed); Monthly HOA dues collect reserves, insurance, grounds maintenance, snow removal, and trash; Association amenities include park and parking; Pets allowed (cats and dogs)

Exterior

• Parking: 1 parking space
• Utilities: Electricity connected (110V); Natural gas connected; Public sewer; Cable available; Wired internet available; Phone service available
• Home design: Residential townhouse; Tri-level layout; Ground-level entry; Southeast facing; Individually owned
• Construction: Frame construction; Slab foundation; Shingle roof
• Exterior features: Deck; Public-maintained paved road frontage; Public water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Granite countertops
• Bedrooms: 4 bedrooms total — 2 on the upper level (including a primary suite) and 2 on the lower level (one noted as guest bedroom and one as 4th bedroom/bonus room)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms — 1 on the upper level (Jack & Jill, primary suite) and 1 on the lower level (en suite for primary suite / lower level access)
• Heating & cooling: Baseboard heating; Evaporative cooling
• Interior features: Granite counters; High ceilings; Jack & Jill bathroom; Fireplace in the living room
• Laundry & utility: Washer and dryer included; In-unit laundry (laundry closet on the lower level)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-74 ($-892/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (18.1% below list).
• Recommended offer: $287k (18.1% below list) — sets the bar for 1% rule.
• 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: Sunrise Elementary School (math 10% / reading 22%, grade F, #781 of 966 statewide, top 82%, 494 students, 57% FRL); Horizon Middle School (math 8% / reading 42%, grade F, #167 of 270 statewide, top 62%, 812 students, 58% FRL); Eaglecrest High School (math 34% / reading 60%, grade D-, #132 of 381 statewide, top 36%, 3,093 students, 30% FRL) — zoned schools average 48% FRL vs 21% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 49% district-wide (-20 pts) — the specific schools serving this property underperform the Cherry Creek School District No. 5 In The County Of Arapah average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.6%/yr); 117 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,927 units permitted in Arapahoe County in 2024 (1,525 in 5+ unit buildings).
• This rent runs 34% of the median local income ($101k/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 $2k of loan paydown is wiped out by about $10k 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 103 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $96k; list at $350k implies a 265% gain — meaningful room to come down on a strong offer.

Recommended offer $286,814 (18.1% 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 103 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $451,447
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20468 E Milan Pl	0.44mi	3/2.0 (-1)	1,310 (+1%)	2mo	$456,000	$348	72
4152 S Dunkirk Way	0.47mi	3/2.0 (-1)	1,276 (-2%)	2mo	$430,000	$337	68
3570 S Jebel Cir	0.56mi	3/2.0 (-1)	1,310 (+1%)	1mo	$460,000	$351	67
4219 S Halifax Ct	0.46mi	3/2.0 (-1)	1,256 (-4%)	4mo	$435,000	$346	65
4231 S Gibralter St	0.50mi	3/2.0 (-1)	1,256 (-4%)	1mo	$415,000	$330	65
3840 S Genoa Ct Unit B	0.09mi	4/3.0	1,489 (+14%)	4mo	$355,000	$238	64
3629 S Killarney St	0.57mi	3/2.0 (-1)	1,284 (-1%)	4mo	$460,000	$358	63
20484 E Hampden Pl	0.61mi	3/2.0 (-1)	1,310 (+1%)	4mo	$454,900	$347	62
18977 E Napa Dr	0.50mi	4/2.0	1,200 (-8%)	4mo	$450,000	$375	61
4206 S Halifax Way	0.41mi	3/1.0 (-1)	1,192 (-8%)	3mo	$405,000	$340	56
4252 S Ireland Ct	0.65mi	3/3.0 (-1)	1,279 (-2%)	5mo	$460,000	$360	54
18947 E Mercer Dr	0.41mi	3/2.0 (-1)	1,466 (+13%)	3mo	$455,000	$310	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-59,714
• Equity at exit: $52,186

10-year hold

• IRR: -8.1%
• Equity multiple: 0.48×
• Total profit: $-50,881
• Equity at exit: $30,262

Cash invested: $98,000 (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 80013

• Rents YoY: 3.6%
• Active inventory: 117
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,868 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$146
• HOA: −$231
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-74

Break-even live

Break-even rent $2,962

Max offer price $336,866

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18901 E Kent Cir Aurora, CO	4.0	2.0	1792	$2,990	$1.67	24d	1	0.52mi
19598 E Purdue Pl Aurora, CO	4.0	2.0	1576	$2,750	$1.74	24d	1	0.53mi
3824 S Kirk Way Aurora, CO	3.0	2.5	1469	$3,000	$2.04	5d	1	0.55mi
4275 S Halifax Way Aurora, CO	3.0	2.0	1675	$2,800	$1.67	18d	1	0.56mi
19332 E Purdue Cir Aurora, CO	4.0	2.0	1675	$2,895	$1.73	24d	1	0.56mi
4240 S Ireland St Unit Labs Aurora, CO	3.0	2.0	1279	$2,500	$1.95	15d	1	0.59mi
3699 S Lisbon Ct Aurora, CO	3.0–4.0	2.5–4.0	2068	$3,148	$1.52	2d	3	0.74mi
3382 S Biscay Way Aurora, CO	2.0–3.0	2.5	1269	$2,995	$2.36	2d	4	0.77mi
21093 E Quincy Pl Aurora, CO	3.0	3.5	1720	$2,900	$1.69	24d	1	1.05mi
19732 E Bates Dr Aurora, CO	3.0	2.0	1824	$3,100	$1.70	3d	1	1.14mi
4717 S Ceylon St Aurora, CO	3.0	2.0	1640	$1,699	$1.04	5d	1	1.23mi
4343 S Picadilly St Aurora, CO	1.0–3.0	1.0–2.0	982	$2,569	$2.62	3d	24	1.32mi
19584 E Linvale Dr Aurora, CO	3.0	2.0	1300	$2,500	$1.92	16d	1	1.38mi
20152 E Grand Pl Aurora, CO	4.0	2.5	1654	$2,960	$1.79	15d	1	1.50mi

HOA detail

• Monthly dues: $231 · $2,772/yr

Listing history 24 events

1. 2026-06-18
   days on market $350,000 Active 103 DOM
2. 2026-06-18
   price $350,000 Active 102 DOM
3. 2026-06-17
   days on market $357,000 Active 102 DOM
4. 2026-06-16
   days on market $357,000 Active 101 DOM
5. 2026-06-15
   days on market $357,000 Active 100 DOM
6. 2026-06-13
   days on market $357,000 Active 98 DOM
7. 2026-06-13
   days on market $357,000 Active 97 DOM
8. 2026-06-10
   days on market $357,000 Active 94 DOM
9. 2026-06-08
   days on market $357,000 Active 93 DOM
10. 2026-06-07
    days on market $357,000 Active 92 DOM
11. 2026-06-04
    days on market $357,000 Active 89 DOM
12. 2026-06-03
    days on market $357,000 Active 88 DOM
13. 2026-06-02
    days on market $357,000 Active 87 DOM
14. 2026-06-01
    days on market $357,000 Active 86 DOM
15. 2026-05-31
    days on market $357,000 Active 85 DOM
16. 2026-04-30
    price $357,000 753-char remark

    Show marketing remark (753 chars)

    Welcome to this Hampden Hills home! This 4 bedroom, 2 bathroom home features an ideal layout with high ceilings, an open concept main level with a fireplace, two bedrooms and a jack-and-jill bathroom on the upper level and two bedrooms and a full bathroom on the lower level. The home has been well kept and maintained with upgraded granite counter tops and upgraded flooring. You'll get to enjoy your own private outdoor space off the back deck and the included solar panels greatly reduce monthly utility bills. The Seller has experienced NO power bills during the summer months, making the solar panels a great investment! With Hampden just a half a mile away, you'll love how close you are to schools, restaurants and shops. Schedule your tour asap!

17. 2026-04-30
    price $357,000 753-char remark

    Show marketing remark (753 chars)

    Welcome to this Hampden Hills home! This 4 bedroom, 2 bathroom home features an ideal layout with high ceilings, an open concept main level with a fireplace, two bedrooms and a jack-and-jill bathroom on the upper level and two bedrooms and a full bathroom on the lower level. The home has been well kept and maintained with upgraded granite counter tops and upgraded flooring. You'll get to enjoy your own private outdoor space off the back deck and the included solar panels greatly reduce monthly utility bills. The Seller has experienced NO power bills during the summer months, making the solar panels a great investment! With Hampden just a half a mile away, you'll love how close you are to schools, restaurants and shops. Schedule your tour asap!

18. 2026-03-07
    listed $360,000 Active 753-char remark

    Show marketing remark (753 chars)

    Welcome to this Hampden Hills home! This 4 bedroom, 2 bathroom home features an ideal layout with high ceilings, an open concept main level with a fireplace, two bedrooms and a jack-and-jill bathroom on the upper level and two bedrooms and a full bathroom on the lower level. The home has been well kept and maintained with upgraded granite counter tops and upgraded flooring. You'll get to enjoy your own private outdoor space off the back deck and the included solar panels greatly reduce monthly utility bills. The Seller has experienced NO power bills during the summer months, making the solar panels a great investment! With Hampden just a half a mile away, you'll love how close you are to schools, restaurants and shops. Schedule your tour asap!

19. 2026-03-07
    listed $360,000 Active 753-char remark

    Show marketing remark (753 chars)

    Welcome to this Hampden Hills home! This 4 bedroom, 2 bathroom home features an ideal layout with high ceilings, an open concept main level with a fireplace, two bedrooms and a jack-and-jill bathroom on the upper level and two bedrooms and a full bathroom on the lower level. The home has been well kept and maintained with upgraded granite counter tops and upgraded flooring. You'll get to enjoy your own private outdoor space off the back deck and the included solar panels greatly reduce monthly utility bills. The Seller has experienced NO power bills during the summer months, making the solar panels a great investment! With Hampden just a half a mile away, you'll love how close you are to schools, restaurants and shops. Schedule your tour asap!

20. 1998-05-18
    soldstatus $96,000
21. 1997-10-01
    soldstatus $94,000
22. 1989-08-10
    soldstatus $43,000
23. 1987-05-29
    soldstatus $72,822
24. 1982-10-01
    soldstatus $66,200

ⓘ 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: $1,535 · $128/mo
• Projected year-2 tax: $1,925 · $160/mo
• Expected delta: +$390/yr (+$33/mo · 25.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,418
• − Mortgage interest: −$19,605
• − Property taxes: −$1,535
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,753
• − Management: −$2,753
• − HOA: −$2,772
• − Depreciation: −$10,182
• Taxable loss: −$6,933
• Est. tax savings @ 24.0%: +$1,664
• After-tax cash flow: $772/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): 73,248
• Household income: $101,191
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1762.0

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 0.68)
• Race & ethnicity: White 48% Hispanic / Latino 26% Two or more races 14% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 19% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, South Korea
• Languages at home: 73% English-only · Spanish 15% Russian/Polish/Slavic 2% Vietnamese 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: ▼ -385.88%
• Current HPI: 267.4954
• Rent YoY: ▲ 3.60%
• 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

+439.3% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $357,000 IRES
• 2026-04-30 Price Changed $357,000 REColorado as Distributed by MLS Grid
• 2026-03-07 Listed $360,000 REColorado as Distributed by MLS Grid
• 2026-03-07 Listed $360,000 IRES
• 1998-05-18 Sold (Public Records) $96,000 Public Records
• 1997-10-01 Sold (Public Records) $94,000 Public Records
• 1989-08-10 Sold (Public Records) $43,000 Public Records
• 1987-05-29 Sold (Public Records) $72,822 Public Records
• 1982-10-01 Sold (Public Records) $66,200 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,535 · +27.0% YoY. Source: county tax records.