2281 S Vaughn Way Unit A306 · Aurora, CO
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $939 – $1,743
Heat risk 3/10 · Minor
- Hot days now (above 92°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 5 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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 +13.7/15.0
- 1% rule +4.3/10.0
- Cash flow +4.2/30.0
- Condition / age +3.8/5.0
- Livability +3.6/5.0
- Schools +2.0/10.0
- Rent growth +1.7/5.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$175,000
2281 S Vaughn Way Unit A306 · Aurora, CO 80014
2 bd · 2.0 ba · 972 sqft · Condo
· 224 Days on market
Built 1972
$180/sqft
· 14% below area
Est $203k · 14% under
$554/mo HOA · 34% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
PRICE REDUCED-MOTIVATED SELLER! Great Location!!! Step into this beautifully refreshed third-floor condo featuring 2 spacious bedrooms and 2 full bathrooms, thoughtfully updated. The home boasts fresh interior paint, new flooring in the kitchen and bathrooms, refinished bathtubs, and updated closets for a clean, move-in-ready feel. The kitchen with brand new appliances, including a refrigerator and dishwasher, along with new cabinets and counter tops. Enjoy abundant natural light from the south facing balcony, offering sunshine throughout the day and a view overlooking lively Iliff Avenue.
Key facts
- Updated closets
- Brand new appliances
- Refinished bathtubs
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $175k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-478 ($-6k/yr) — negative.
- To cash-flow at today's rent, offer at most $106k (39.5% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (7.0% below list).
- Recommended offer: $106k (39.5% below list) — sets the bar for cash-flow.
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: Eastridge Community Elementary School (math 8% / reading 27%, grade F, #747 of 966 statewide, top 80%, 697 students, 61% FRL); Prairie Middle School (math 6% / reading 15%, grade F, #245 of 270 statewide, top 91%, 1,383 students, 71% FRL); Overland High School (math 23% / reading 43%, grade F, #216 of 381 statewide, top 57%, 2,109 students, 64% FRL) — zoned schools average 65% FRL vs 21% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 20% at this address vs 49% district-wide (-29 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 falling (-3.4%/yr); 416 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 224 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 34% of rent.
Recommended offer
$105,866
(39.5% below list)
Questions for the listing agent
- 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?
- It's been on market 224 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
- Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 0.93% ✗
- Cap rate
- 3.02%
- Cash-on-cash
- -11.70%
- DSCR
- 0.48
- GRM
- 9.0
CMA / ARV
- ARV (median comp)
- $202,844
- List price
- $175,000
- Delta
- -13.73%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2231 S Vaughn Way Unit 114B | 0.03mi | 2/2.0 | 972 (0%) | 2mo | $169,000 | $174 | 96 |
| 2210 S Vaughn Way #101 | 0.10mi | 2/2.0 | 1,201 (+24%) | 2mo | $360,900 | $300 | 69 |
| 12662 E Warren Dr Unit E | 0.18mi | 1/1.0 (-1) | 838 (-14%) | 2mo | $250,000 | $298 | 58 |
| 13424 E Asbury Dr | 0.36mi | 2/2.0 | 1,208 (+24%) | 0mo | $320,000 | $265 | 58 |
| 3093 S Ursula Cir Unit 3093-102 | 0.93mi | 2/2.0 | 1,016 (+4%) | 0mo | $233,000 | $229 | 57 |
| 3093 S Ursula Cir #102 | 0.93mi | 2/2.0 | 1,016 (+4%) | 0mo | $233,000 | $229 | 57 |
| 13653 E Yale Ave Unit D | 0.61mi | 2/2.0 | 1,098 (+13%) | 2mo | $251,000 | $229 | 48 |
| 13651 E Yale Ave Unit D | 0.61mi | 1/1.0 (-1) | 856 (-12%) | 2mo | $224,900 | $263 | 41 |
| 13601 E Marina Dr #505 | 1.18mi | 2/2.0 | 1,200 (+24%) | 0mo | $210,000 | $175 | 40 |
| 13618 E Bethany Pl Unit 204-203 | 0.97mi | 2/2.0 | 1,200 (+24%) | 2mo | $220,000 | $183 | 39 |
| 13618 E Bethany Pl #203 | 0.97mi | 2/2.0 | 1,200 (+24%) | 2mo | $220,000 | $183 | 39 |
| 13609 E Cornell Ave #110 | 1.00mi | 2/2.0 | 1,200 (+24%) | 2mo | $170,000 | $142 | 38 |
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 · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -43.2%
- Equity multiple
- -0.29×
- Total profit
- $-63,191
- Equity at exit
- $26,093
10-year hold
- IRR
- —
- Equity multiple
- -1.27×
- Total profit
- $-111,157
- Equity at exit
- $15,131
Cash invested: $49,000 (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.
Active competition Active MLS
- For sale now
- 4 active · 8 under contract
- Median asking
- $291,200 ($283/sqft)
- Median days on market
- 47 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -26.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 80014
- Rents YoY
- -3.4%
- Active inventory
- 416
- Price-to-rent
- 9.0×
Monthly cashflow live
↻
- Estimated rent
- $1,627 high interval (Pro) →
- Mortgage (P&I)
- −$918
- Tax est. 1.5%
- −$219 /mo · $2,625/yr
- Insurance
- −$73
- HOA
- −$554
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$342
- Net cashflow
- $-478
Break-even live
Break-even rent
$2,232
Max offer price
$105,866
Occupancy floor
—
Sensitivity live
| Price | -10% $-357 | -5% $-417 | +0% $-478 | +5% $-538 | +10% $-599 |
|---|---|---|---|---|---|
| Rent | -10% $-606 | -5% $-542 | +0% $-478 | +5% $-413 | +10% $-349 |
| Rate | -1.0pp $-390 | -0.5pp $-433 | base $-478 | +0.5pp $-523 | +1.0pp $-569 |
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
- $43,750
- Closing costs
- $5,250
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2231 S Vaughn Way Unit 311B Aurora, CO | 1.0 | 1.0 | 648 | $1,400 | $2.16 | 15d | 1 | 0.02mi |
| 2231 S Vaughn Way Unit 302B Aurora, CO | 1.0 | 1.0 | 648 | $1,600 | $2.47 | 165d | 1 | 0.02mi |
| 2231 S Vaughn Way Unit 302B Aurora, CO | 1.0 | 1.0 | 648 | $1,600 | $2.47 | 1d | 1 | 0.02mi |
| 2231 S Vaughn Way Unit 206B Aurora, CO | 2.0 | 2.0 | 972 | $1,650 | $1.70 | 3d | 1 | 0.02mi |
| 2231 S Vaughn Way Aurora, CO | 2.0 | 2.0 | 972 | $1,650 | $1.70 | 10d | 1 | 0.03mi |
| 2281 S Vaughn Way Unit 301A Aurora, CO | 2.0 | 2.0 | 972 | $1,675 | $1.72 | 123d | 1 | 0.03mi |
| 2281 S Vaughn Way Unit 301A Aurora, CO | 2.0 | 2.0 | 972 | $1,675 | $1.72 | 1d | 1 | 0.03mi |
| 2281 S Vaughn Way Unit 301 Aurora, CO | 2.0 | 2.0 | 982 | $1,700 | $1.73 | 165d | 1 | 0.03mi |
| 2281 S Vaughn Way Unit 209A Aurora, CO | 1.0 | 1.0 | 648 | $1,395 | $2.15 | 10d | 1 | 0.03mi |
| 2281 S Vaughn Way Unit 209A Aurora, CO | 1.0 | 1.0 | 648 | $1,395 | $2.15 | 109d | 1 | 0.03mi |
| 2281 S Vaughn Way Unit 301A Aurora, CO | 2.0 | 2.0 | 972 | $1,675 | $1.72 | 127d | 1 | 0.03mi |
| 2281 S Vaughn Way Unit 206A Aurora, CO | 2.0 | 2.0 | 1000 | $1,600 | $1.60 | 158d | 1 | 0.03mi |
| 2150 S Vaughn Way Unit 202D Aurora, CO | 1.0 | 1.0 | 718 | $1,300 | $1.81 | 10d | 1 | 0.10mi |
| 2150 S Vaughn Way Unit 204D Aurora, CO | 2.0 | 2.0 | 1068 | $2,169 | $2.03 | 1d | 1 | 0.10mi |
| 13222 E Iliff Ave Aurora, CO | 1.0–2.0 | 1.0–2.0 | 874 | $1,300 | $1.49 | 3d | 1 | 0.10mi |
| 2120 S Vaughn Way Aurora, CO | 2.0 | 2.0 | 1068 | $2,000 | $1.87 | 10d | 1 | 0.13mi |
| 2120 S Vaughn Way Unit 206F Aurora, CO | 2.0 | 2.0 | 1068 | $1,650 | $1.54 | 165d | 1 | 0.13mi |
| 12622 E Warren Dr Unit C Aurora, CO | 1.0 | 1.0 | 838 | $1,475 | $1.76 | 28d | 1 | 0.19mi |
| 2038 S Vaughn Way Aurora, CO | 1.0–2.0 | 1.0–2.0 | 877 | $1,505 | $1.72 | 0d | 96 | 0.26mi |
| 12645 E Pacific Cir Unit E Aurora, CO | 1.0 | 1.0 | 877 | $1,695 | $1.93 | 121d | 1 | 0.33mi |
| 2205 S Racine Way Aurora, CO | 1.0 | 1.0 | 668 | $1,248 | $1.87 | 10d | 1 | 0.36mi |
| 13221 E Asbury Dr #203 Aurora, CO | 2.0 | 2.0 | 948 | $1,650 | $1.74 | 10d | 1 | 0.39mi |
| 13200 E Jewell Ave #104 Aurora, CO | 1.0 | 1.0 | 795 | $1,345 | $1.69 | 165d | 1 | 0.40mi |
| 13241 E Asbury Dr #102 Aurora, CO | 2.0 | 2.0 | 1010 | $1,550 | $1.53 | 10d | 1 | 0.40mi |
| 13393 E Asbury Dr #203 Aurora, CO | 2.0 | 2.0 | 948 | $1,400 | $1.48 | 114d | 1 | 0.40mi |
| 13363 E Asbury Dr #101 Aurora, CO | 2.0 | 2.0 | 948 | $2,250 | $2.37 | 1d | 1 | 0.41mi |
| 13363 E Asbury Dr #101 Aurora, CO | 2.0 | 2.0 | 948 | $2,250 | $2.37 | 165d | 1 | 0.41mi |
| 13290 E Jewell Ave Aurora, CO | 2.0 | 2.0 | 948 | $1,468 | $1.55 | 0d | 1 | 0.42mi |
| 13290 E Jewell Ave Aurora, CO | 2.0 | 2.0 | 948 | $1,685 | $1.78 | 24d | 1 | 0.42mi |
| 2435 S Xanadu Way Unit C Aurora, CO | 2.0 | 2.0 | 1091 | $1,695 | $1.55 | 87d | 1 | 0.42mi |
| 2471 S Xanadu Way Aurora, CO | 2.0 | 2.0 | 1091 | $1,649 | $1.51 | 10d | 1 | 0.46mi |
| 2471 S Xanadu Way Aurora, CO | 2.0 | 2.0 | 1091 | $1,649 | $1.51 | 15d | 1 | 0.46mi |
| 2479 S Xanadu Way Aurora, CO | 2.0 | 2.0 | 1091 | $2,100 | $1.92 | 153d | 1 | 0.47mi |
| 13506 E Jewell Ave #202 Aurora, CO | 1.0 | 1.0 | 708 | $1,500 | $2.12 | 10d | 1 | 0.47mi |
| 2461 S Xanadu Way Unit D Aurora, CO | 2.0 | 2.0 | 1091 | $1,895 | $1.74 | 45d | 1 | 0.48mi |
| 13507 E Asbury Dr #203 Aurora, CO | 2.0 | 2.0 | 948 | $1,495 | $1.58 | 2d | 1 | 0.49mi |
| 1960 S Xanadu Way Aurora, CO | 1.0 | 1.0 | 588 | $1,310 | $2.23 | 43d | 2 | 0.51mi |
| 1960 S Xanadu Way Aurora, CO | 1.0 | 1.0 | 588 | $1,272 | $2.16 | 105d | 2 | 0.51mi |
| 1960 S Xanadu Way Aurora, CO | 1.0 | 1.0 | 588 | $1,412 | $2.40 | 75d | 1 | 0.51mi |
| 1960 S Xanadu Way #101 Aurora, CO | 1.0 | 1.0 | 588 | $1,525 | $2.59 | 10d | 1 | 0.52mi |
Property features AI
Finance
- HOA & community
- Professionally managed association (Goodwin & company)Monthly HOA fee of $554 (annual $6,648)HOA covers reserves, electricity, heat, grounds maintenance, structure maintenance, snow removal, trash and waterAssociation amenities include coin laundry and elevators
Exterior
- Parking
- 1 parking spaceAsphalt parking surface
- Utilities
- Public sewerPublic waterElectricity included in HOAHeat included in HOA
- Home design
- Condominium (residential)Low-rise building (1–3 stories)End unitEntry accessed by stairs to level 3Updated / remodeledIndividual ownershipThree or more levels
- Construction
- Concrete constructionShingle/composition roof
- Exterior features
- BalconyOutdoor poolPaved road accessPublic road frontagePublic water sourcePublic sewer
Interior
- Kitchen
- DishwasherRangeRange hoodRefrigeratorSelf-cleaning ovenDisposal
- Bedrooms
- 2 bedrooms, both on the main level
- Flooring
- Linoleum
- Bathrooms
- 2 full bathrooms, both on the main level
- Heating & cooling
- Baseboard heatingHot water heatingRoom air conditioning
- Interior features
- DishwasherDisposalRangeRange hoodRefrigeratorSelf-cleaning ovenLinoleum flooringOne fireplace located in the family room
HOA detail $554/mo · $6,648/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-11-08days on market $175,000 Active 224 DOM
-
2026-11-07days on market $175,000 Active 223 DOM
-
2026-11-06days on market $175,000 Active 222 DOM
-
2026-11-05days on market $175,000 Active 221 DOM
-
2026-11-04days on market $175,000 Active 220 DOM
-
2026-11-02days on market $175,000 Active 218 DOM
-
2026-11-01days on market $175,000 Active 217 DOM
-
2026-11-01days on market $175,000 Active 216 DOM
-
2026-10-30days on market $175,000 Active 215 DOM
-
2026-10-29days on market $175,000 Active 214 DOM
-
2026-10-28days on market $175,000 Active 213 DOM
-
2026-10-26days on market $175,000 Active 211 DOM
-
2026-10-26days on market $175,000 Active 210 DOM
-
2026-10-24days on market $175,000 Active 209 DOM
-
2026-10-23days on market $175,000 Active 208 DOM
-
2026-10-22days on market $175,000 Active 207 DOM
-
2026-10-21days on market $175,000 Active 206 DOM
-
2026-10-20days on market $175,000 Active 205 DOM
-
2026-10-19days on market $175,000 Active 204 DOM
-
2026-10-18days on market $175,000 Active 203 DOM
-
2026-10-17days on market $175,000 Active 202 DOM
-
2026-10-16days on market $175,000 Active 201 DOM
-
2026-10-15days on market $175,000 Active 200 DOM
-
2026-10-14days on market $175,000 Active 199 DOM
-
2026-10-13days on market $175,000 Active 198 DOM
-
2026-10-12days on market $175,000 Active 197 DOM
-
2026-10-11days on market $175,000 Active 196 DOM
-
2026-10-10days on market $175,000 Active 195 DOM
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2026-10-09days on market $175,000 Active 194 DOM
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2026-10-08days on market $175,000 Active 193 DOM
-
2026-10-07days on market $175,000 Active 192 DOM
-
2026-10-06days on market $175,000 Active 191 DOM
-
2026-10-05days on market $175,000 Active 190 DOM
-
2026-10-04days on market $175,000 Active 189 DOM
-
2026-10-04days on market $175,000 Active 188 DOM
-
2026-10-02days on market $175,000 Active 187 DOM
-
2026-10-01days on market $175,000 Active 186 DOM
-
2026-09-30days on market $175,000 Active 185 DOM
-
2026-09-29days on market $175,000 Active 184 DOM
-
2026-09-28days on market $175,000 Active 183 DOM
-
2026-09-27days on market $175,000 Active 182 DOM
-
2026-09-25days on market $175,000 Active 180 DOM
-
2026-09-24days on market $175,000 Active 179 DOM
-
2026-09-23days on market $175,000 Active 178 DOM
-
2026-09-22days on market $175,000 Active 177 DOM
-
2026-09-21days on market $175,000 Active 176 DOM
-
2026-09-20days on market $175,000 Active 175 DOM
-
2026-09-19days on market $175,000 Active 174 DOM
-
2026-09-18days on market $175,000 Active 173 DOM
-
2026-09-17days on market $175,000 Active 172 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 4/10 Moderate
- Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
- Wind 2/10 Low
- Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $19,528
- − Mortgage interest
- −$9,803
- − Property taxes
- −$2,625
- − Insurance
- −$875
- − Repairs & maintenance
- −$1,562
- − Management
- −$1,562
- − HOA
- −$6,648
- − Depreciation
- −$5,091
- Taxable loss
- −$8,638
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,073
- After-tax cash flow
- $-3,660/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
75/100
Cosmetic rehab
Est. rehab $4,860–$14,580 screening
This well-maintained, freshly painted condo is in good condition with recent updates to the kitchen and bathrooms. It offers a good investment opportunity with potential for further value increases through exterior painting and modernizing countertops.
Value-add opportunities
- Both Paint the exterior — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
- Resale Replace countertops — Modern countertops can significantly increase the home's appeal to potential buyers. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 20/100
Zoned Schools
Elementary
Eastridge Community Elementary School
F
CO #747/966
Nat'l #35,051/41,679
Middle
Prairie Middle School
F
CO #245/270
Nat'l #13,275/14,009
High
Overland High School
F
CO #216/381
Nat'l #10,273/17,239
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
B
Composite livability gradescore 72/100
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 · 757,407 people
- City population
- 397,430
- Metro
- Denver-Aurora-Lakewood, CO
- Population (ZIP)
- 39,496
- Household income
- $73,210
- Rent vs Own
- Severe rent burden
- 16% of renters
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 0.61)
- Race & ethnicity
- White 58% Hispanic / Latino 16% Black 13% Two or more races 11% Asian 8%
- Hispanic origin (detail)
- Mexican 7% Puerto Rican 2%
- Languages at home
- 77% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 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
- ▼ -250.58%
- Current HPI
- 236.7246
- Rent YoY
- ▼ -3.35%
- 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 |
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| Food / Agriculture | 1 | $18B |
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| Packaging | 1 | $14B |
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| Healthcare | 1 | $13B |
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| Energy | 1 | $10B |
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| Technology | 1 | $4B |
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Price history
1 event — show timeline
- 2026-03-29 Listed $185,000 REColorado as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…