17477 E Rice Cir Unit F · Aurora, CO 80015

$170,000

1 bd · 1.0 ba · 544 sqft · Condo public records · 71 Days on market

Built 1983 $430/mo HOA · 20% 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 +19.2/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Short Sale Opportunity* Enjoy peaceful lake views and a private backyard in this charming 1-bed, 1-bath condo in Discovery at Quincy Lake. Featuring LVP flooring throughout, a cozy fireplace, and a functional layout, this home offers a great opportunity to add your own style and updates. Conveniently located near shopping, dining, walking trails, and a nearby dog park, all within the highly desirable Cherry Creek School District. A fantastic blend of location, comfort, and potential!

Key facts

• $430 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Quincy Lake Condominium Association (professionally managed); Monthly association fee of $430 (includes grounds and structure maintenance, recycling, sewer, snow removal, trash, water); Community clubhouse and pool

Exterior

• Parking: 1 parking space
• Utilities: Public water; Public sewer
• Home design: Condominium (attached); Low-rise (1-3) building; Ground entry; Two levels; 2+ common walls; Individual ownership
• Construction: Wood siding; Composition roof
• Exterior features: Private yard; Patio

Interior

• Kitchen: Dishwasher; Disposal; Oven; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating
• Interior features: Bay window(s); Unfurnished; Wood-burning fireplace in the living room
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 2 comparable units currently listed for rent nearby; 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 $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 71 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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: 1.25% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 6.7

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-21,869
• Equity at exit: $25,348

10-year hold

• IRR: -11.4%
• Equity multiple: 0.43×
• Total profit: $-27,105
• Equity at exit: $14,698

Cash invested: $47,600 (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 80015

• Rents YoY: -2.4%
• Active inventory: 272
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$71
• HOA: −$430
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $183

Break-even live

Break-even rent $1,887

Max offer price $170,000

Occupancy floor 86%

Sensitivity live

Price	-10% $279	-5% $231	+0% $183	+5% $135	+10% $87
Rent	-10% $16	-5% $99	+0% $183	+5% $267	+10% $350
Rate	-1.0pp $269	-0.5pp $226	base $183	+0.5pp $139	+1.0pp $94

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4496 S Pagosa Cir Aurora, CO	2.0	2.0	732	$2,195	$3.00	25d	1	0.11mi
4404 S Hannibal Way Aurora, CO	1.0–2.0	1.0	721	$1,250	$1.73	25d	1	1.25mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $170,000 Active 71 DOM
2. 2026-06-17
   remarks 507-char remark
3. 2026-06-17
   statusdays on market $170,000 Active 70 DOM
4. 2026-06-07
   status $170,000 Pending Accepting Backup Offers 69 DOM
5. 2026-06-04
   days on market $170,000 Active 69 DOM
6. 2026-06-03
   days on market $170,000 Active 68 DOM
7. 2026-06-02
   days on market $170,000 Active 67 DOM
8. 2026-06-01
   days on market $170,000 Active 66 DOM
9. 2026-05-31
   days on market $170,000 Active 65 DOM
10. 2026-04-08
    price $170,000 489-char remark

    Show marketing remark (489 chars)

    *Short Sale Opportunity* Enjoy peaceful lake views and a private backyard in this charming 1-bed, 1-bath condo in Discovery at Quincy Lake. Featuring LVP flooring throughout, a cozy fireplace, and a functional layout, this home offers a great opportunity to add your own style and updates. Conveniently located near shopping, dining, walking trails, and a nearby dog park, all within the highly desirable Cherry Creek School District. A fantastic blend of location, comfort, and potential!

11. 2026-04-08
    price $170,000 489-char remark

    Show marketing remark (489 chars)

    *Short Sale Opportunity* Enjoy peaceful lake views and a private backyard in this charming 1-bed, 1-bath condo in Discovery at Quincy Lake. Featuring LVP flooring throughout, a cozy fireplace, and a functional layout, this home offers a great opportunity to add your own style and updates. Conveniently located near shopping, dining, walking trails, and a nearby dog park, all within the highly desirable Cherry Creek School District. A fantastic blend of location, comfort, and potential!

12. 2026-04-08
    price $179,900 489-char remark

    Show marketing remark (489 chars)

    *Short Sale Opportunity* Enjoy peaceful lake views and a private backyard in this charming 1-bed, 1-bath condo in Discovery at Quincy Lake. Featuring LVP flooring throughout, a cozy fireplace, and a functional layout, this home offers a great opportunity to add your own style and updates. Conveniently located near shopping, dining, walking trails, and a nearby dog park, all within the highly desirable Cherry Creek School District. A fantastic blend of location, comfort, and potential!

13. 2026-04-08
    price $179,900 489-char remark

    Show marketing remark (489 chars)

    *Short Sale Opportunity* Enjoy peaceful lake views and a private backyard in this charming 1-bed, 1-bath condo in Discovery at Quincy Lake. Featuring LVP flooring throughout, a cozy fireplace, and a functional layout, this home offers a great opportunity to add your own style and updates. Conveniently located near shopping, dining, walking trails, and a nearby dog park, all within the highly desirable Cherry Creek School District. A fantastic blend of location, comfort, and potential!

14. 2026-03-27
    listed $189,900 Active 489-char remark

    Show marketing remark (489 chars)

    *Short Sale Opportunity* Enjoy peaceful lake views and a private backyard in this charming 1-bed, 1-bath condo in Discovery at Quincy Lake. Featuring LVP flooring throughout, a cozy fireplace, and a functional layout, this home offers a great opportunity to add your own style and updates. Conveniently located near shopping, dining, walking trails, and a nearby dog park, all within the highly desirable Cherry Creek School District. A fantastic blend of location, comfort, and potential!

15. 2026-03-27
    listed $189,900 Active 489-char remark

    Show marketing remark (489 chars)

    *Short Sale Opportunity* Enjoy peaceful lake views and a private backyard in this charming 1-bed, 1-bath condo in Discovery at Quincy Lake. Featuring LVP flooring throughout, a cozy fireplace, and a functional layout, this home offers a great opportunity to add your own style and updates. Conveniently located near shopping, dining, walking trails, and a nearby dog park, all within the highly desirable Cherry Creek School District. A fantastic blend of location, comfort, and potential!

16. 2026-03-26
    historical $189,900 489-char remark

    Show marketing remark (489 chars)

    *Short Sale Opportunity* Enjoy peaceful lake views and a private backyard in this charming 1-bed, 1-bath condo in Discovery at Quincy Lake. Featuring LVP flooring throughout, a cozy fireplace, and a functional layout, this home offers a great opportunity to add your own style and updates. Conveniently located near shopping, dining, walking trails, and a nearby dog park, all within the highly desirable Cherry Creek School District. A fantastic blend of location, comfort, and potential!

17. 2023-02-17
    soldstatus $220,000 Closed 430-char remark

    Show marketing remark (430 chars)

    Cute and cuddly main floor condo unit with amazing unobstructed views of Quincy Reservoir. Check out this 1 bed 1 full bath condo in Quincy Lake. 1 deeded parking space, warm fireplace in the living room, spacious kitchen and spacious bedroom with a nice size closet. All the appliances convey! Community pool, clubhouse and dog park makes this place where you want to be. Location, location, location. Cherry Creek Schools!

18. 2023-02-17
    soldstatus $220,000 Sold 430-char remark

    Show marketing remark (430 chars)

    Cute and cuddly main floor condo unit with amazing unobstructed views of Quincy Reservoir. Check out this 1 bed 1 full bath condo in Quincy Lake. 1 deeded parking space, warm fireplace in the living room, spacious kitchen and spacious bedroom with a nice size closet. All the appliances convey! Community pool, clubhouse and dog park makes this place where you want to be. Location, location, location. Cherry Creek Schools!

19. 2023-01-21
    status Pending Accepting Backup Offers 430-char remark

    Show marketing remark (430 chars)

    Cute and cuddly main floor condo unit with amazing unobstructed views of Quincy Reservoir. Check out this 1 bed 1 full bath condo in Quincy Lake. 1 deeded parking space, warm fireplace in the living room, spacious kitchen and spacious bedroom with a nice size closet. All the appliances convey! Community pool, clubhouse and dog park makes this place where you want to be. Location, location, location. Cherry Creek Schools!

20. 2023-01-21
    status Pending 430-char remark

    Show marketing remark (430 chars)

    Cute and cuddly main floor condo unit with amazing unobstructed views of Quincy Reservoir. Check out this 1 bed 1 full bath condo in Quincy Lake. 1 deeded parking space, warm fireplace in the living room, spacious kitchen and spacious bedroom with a nice size closet. All the appliances convey! Community pool, clubhouse and dog park makes this place where you want to be. Location, location, location. Cherry Creek Schools!

21. 2023-01-13
    price $229,900 430-char remark

    Show marketing remark (430 chars)

    Cute and cuddly main floor condo unit with amazing unobstructed views of Quincy Reservoir. Check out this 1 bed 1 full bath condo in Quincy Lake. 1 deeded parking space, warm fireplace in the living room, spacious kitchen and spacious bedroom with a nice size closet. All the appliances convey! Community pool, clubhouse and dog park makes this place where you want to be. Location, location, location. Cherry Creek Schools!

22. 2023-01-13
    price $229,900 430-char remark

    Show marketing remark (430 chars)

    Cute and cuddly main floor condo unit with amazing unobstructed views of Quincy Reservoir. Check out this 1 bed 1 full bath condo in Quincy Lake. 1 deeded parking space, warm fireplace in the living room, spacious kitchen and spacious bedroom with a nice size closet. All the appliances convey! Community pool, clubhouse and dog park makes this place where you want to be. Location, location, location. Cherry Creek Schools!

23. 2022-12-12
    listed $240,000 Active 430-char remark

    Show marketing remark (430 chars)

    Cute and cuddly main floor condo unit with amazing unobstructed views of Quincy Reservoir. Check out this 1 bed 1 full bath condo in Quincy Lake. 1 deeded parking space, warm fireplace in the living room, spacious kitchen and spacious bedroom with a nice size closet. All the appliances convey! Community pool, clubhouse and dog park makes this place where you want to be. Location, location, location. Cherry Creek Schools!

24. 2022-12-12
    listed $240,000 Active 430-char remark

    Show marketing remark (430 chars)

    Cute and cuddly main floor condo unit with amazing unobstructed views of Quincy Reservoir. Check out this 1 bed 1 full bath condo in Quincy Lake. 1 deeded parking space, warm fireplace in the living room, spacious kitchen and spacious bedroom with a nice size closet. All the appliances convey! Community pool, clubhouse and dog park makes this place where you want to be. Location, location, location. Cherry Creek Schools!

25. 2015-06-26
    soldstatus $98,000
26. 2015-06-20
    historical
27. 2015-06-19
    soldstatus $98,000 Sold
28. 2015-05-20
    historical Under Contract (Contingent)
29. 2015-05-19
    price $95,000
30. 2015-05-14
    listed $81,000 Active
31. 2007-02-21
    soldstatus $66,750
32. 2000-08-22
    soldstatus $65,000
33. 1997-08-08
    soldstatus $42,000
34. 1983-11-01
    soldstatus $44,200

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,181 · $98/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: $25,425
• − Mortgage interest: −$9,523
• − Property taxes: −$1,181
• − Insurance: −$850
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − HOA: −$5,160
• − Depreciation: −$4,945
• Taxable loss: −$302
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $2,270/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

+284.6% since first listed

25 events — show timeline

• 2026-04-08 Price Changed $170,000 IRES
• 2026-04-08 Price Changed $170,000 REColorado as Distributed by MLS Grid
• 2026-04-08 Price Changed $179,900 IRES
• 2026-04-08 Price Changed $179,900 REColorado as Distributed by MLS Grid
• 2026-03-27 Listed $189,900 IRES
• 2026-03-27 Listed $189,900 REColorado as Distributed by MLS Grid
• 2026-03-26 Coming Soon $189,900 REColorado as Distributed by MLS Grid
• 2023-02-17 Sold (MLS) $220,000 IRES
• 2023-02-17 Sold (MLS) $220,000 REColorado as Distributed by MLS Grid
• 2023-01-21 Pending — REColorado as Distributed by MLS Grid
• 2023-01-21 Pending — IRES
• 2023-01-13 Price Changed $229,900 REColorado as Distributed by MLS Grid
• 2023-01-13 Price Changed $229,900 IRES
• 2022-12-12 Listed $240,000 IRES
• 2022-12-12 Listed $240,000 REColorado as Distributed by MLS Grid
• 2015-06-26 Sold (Public Records) $98,000 Public Records
• 2015-06-20 Listing Removed — REColorado as Distributed by MLS Grid
• 2015-06-19 Sold (MLS) $98,000 REColorado as Distributed by MLS Grid
• 2015-05-20 Contingent — REColorado as Distributed by MLS Grid
• 2015-05-19 Price Changed $95,000 REColorado as Distributed by MLS Grid
• 2015-05-14 Listed $81,000 REColorado as Distributed by MLS Grid
• 2007-02-21 Sold (Public Records) $66,750 Public Records
• 2000-08-22 Sold (Public Records) $65,000 Public Records
• 1997-08-08 Sold (Public Records) $42,000 Public Records
• 1983-11-01 Sold (Public Records) $44,200 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,181 · +22.7% YoY. Source: county tax records.