350 Arapahoe Ave #17 · Boulder, CO 80302

$185,000

2 bd · 1.5 ba · 851 sqft · Condo public records · 140 Days on market

Built 1975 $520/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +26.5/30.0
• 1% rule +9.8/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This gorgeous 2-story townhome style condo has everything you need to enjoy beautiful Boulder Colorado! Located minutes from hiking trails, Pearl Street Mall, and Boulder Creek, you will never be too far from whatever it is you want to do! The first level boasts an open floor plan with thoughtful updates. Beautiful new hardwood floors that flow seamlessly from the moment you enter through the new privacy gates on your own porch to the back sliding glass doors and out on to your personal balcony. Granite counters blend perfectly with the updated and modern kitchen with its stainless steel appliances, attractive cabinets, and recessed lighting. Double pane windows were added throughout the home with up/down blinds that add to the incredible sense of privacy! The downstairs is complete with a freshly updated half bath. Heading upstairs, you'll find 2 spacious bedrooms with excellent flooring, a hidden closet with stackable washer/dryer and an inviting full bathroom. Relax, in the jetted tub and soak in the beautiful marble and crystal lighting that surrounds you. The primary bedroom has tons of natural light and the 2nd bedroom could be used as an office or as an extra space for anything you wish. This homes modern amenities along with its enviable location close to downtown Boulder, University of Colorado and Eben G Fine Park make it a unique primary living or investment opportunity. This property is on a land lease ($36,746 for 2025) which could give you the edge needed to live in such a great location! Please, reach out with questions.

Key facts

• $520 HOA
• 2 parking spots
• Built 1975

Property features AI

Finance

• Other: Individual ownership
• HOA & community: Has professionally managed HOA (Boulder HOA); HOA dues $520 monthly; includes insurance, grounds maintenance, trash, and water; Association provides parking

Exterior

• Parking: Two parking spaces (off-street)
• Security: Smart locks; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Wired internet available
• Home design: Residential condominium; Townhouse structure; Updated/remodeled condition; Two levels; Ground entry (entry level 1); Faces south; 2+ common walls; Live/work current use
• Construction: Frame construction with wood siding; Composition roof
• Exterior features: Private yard; Deck; Front porch; Full fencing; Borders public land; Cul-de-sac location; Foothills and mountainous setting; Greenbelt and open space nearby; Near public transit; Riverfront

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Granite counters; Kitchen island; Eat-in kitchen
• Bedrooms: Two bedrooms (both on the upper level); Primary suite with a "treehouse" feel; Second bedroom described as open and airy (non-conforming)
• Flooring: Wood flooring
• Bathrooms: One full bathroom (upper level) with a jetted tub; One half bathroom (main level) — great guest bath
• Heating & cooling: Baseboard heating; Cooling: Other
• Interior features: Built-in features; Ceiling fan(s); Eat-in kitchen; Granite counters; Kitchen island; Open floorplan; Double-pane windows; Window treatments; Furnished negotiable; Crawl space basement
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Flatirons Elementary School (math 70% / reading 77%, grade A, #23 of 966 statewide, top 2%, 182 students, 15% FRL); Manhattan Middle School of The Arts And Academics (math 37% / reading 47%, grade D-, #69 of 270 statewide, top 27%, 400 students, 28% FRL); Boulder High School (math 64% / reading 81%, grade B+, #18 of 381 statewide, top 4%, 2,074 students, 28% FRL).
• Market conditions: Rents rising fast (+5.6%/yr); 249 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).
• At $2,747/mo this rent would consume 53% of the median local household income ($62k/yr) (locally 4261% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
8. 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?
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 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: 1.48% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.61% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $8,988
• Equity at exit: $27,584

10-year hold

• IRR: 16.6%
• Equity multiple: 2.57×
• Total profit: $81,310
• Equity at exit: $15,995

Cash invested: $51,800 (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 80302

• Rents YoY: 5.6%
• Active inventory: 249
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,747 high
• Mortgage (P&I): −$970
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$77
• HOA: −$520
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $491

Break-even live

Break-even rent $2,125

Max offer price $185,000

Occupancy floor 77%

Sensitivity live

Price	-10% $596	-5% $543	+0% $491	+5% $439	+10% $386
Rent	-10% $274	-5% $383	+0% $491	+5% $600	+10% $708
Rate	-1.0pp $584	-0.5pp $538	base $491	+0.5pp $443	+1.0pp $394

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Canyon Blvd Boulder, CO	2.0	1.0	702	$2,300	$3.28	22d	2	0.25mi
1228 Jay St Boulder, CO	2.0	1.0	750	$4,100	$5.47	22d	1	0.33mi
616 Marine St Boulder, CO	2.0	2.0	814	$3,750	$4.61	22d	1	0.33mi
812 Walnut St Boulder, CO	2.0	2.0	1100	$3,600	$3.27	22d	1	0.47mi
780 Walnut St Unit A Boulder, CO	1.0	1.0	818	$2,650	$3.24	22d	1	0.49mi
704 Spruce St Boulder, CO	2.0	1.0	1115	$1,950	$1.75	22d	1	0.50mi
856 Walnut St Boulder, CO	1.0	1.0	959	$3,500	$3.65	22d	1	0.52mi
904 University Ave Unit 3 Boulder, CO	1.0	1.0	550	$1,300	$2.36	22d	1	0.61mi
1024 Marine St Boulder, CO	2.0–4.0	1.0–2.0	910	$3,820	$4.20	22d	1	0.70mi
2039 11th St #7 Boulder, CO	1.0	1.0	710	$3,180	$4.48	22d	1	0.74mi
2039 11th St #8 Boulder, CO	1.0	1.0	565	$3,150	$5.58	22d	1	0.74mi
1155 Marine St Boulder, CO	1.0	1.0	682	$1,905	$2.79	22d	6	0.75mi
1555 Broadway Boulder, CO	2.0	1.5	1100	$3,150	$2.86	22d	1	0.75mi
1105 11th St Boulder, CO	3.0–4.0	1.0–2.0	1150	$1,595	$1.39	14d	6	0.80mi
1020 Maxwell Ave #8 Boulder, CO	2.0	1.0	900	$3,300	$3.67	22d	1	0.82mi
1111 Maxwell Ave Boulder, CO	1.0	1.0	566	$1,798	$3.18	14d	1	0.89mi
840 North St Boulder, CO	2.0	1.0	750	$2,198	$2.93	14d	2	0.93mi
970 North St Boulder, CO	1.0–2.0	1.0	900	$2,199	$2.44	22d	6	0.96mi
2650 9th St Unit 102 2650 9th Boulder, CO	2.0	1.0	995	$1,649	$1.66	22d	1	1.00mi
906 Alpine Ave Unit 1 Boulder, CO	2.0	1.0	775	$1,450	$1.87	22d	1	1.00mi
891 12th St Boulder, CO	1.0–3.0	1.0–2.0	461	$3,195	$6.93	14d	6	1.00mi
1505 Pearl St #109 Boulder, CO	1.0	1.5	965	$4,495	$4.66	14d	1	1.03mi
1602 Walnut St Boulder, CO	1.0–2.0	1.0–2.0	625	$3,195	$5.11	14d	3	1.08mi
820 13th St Unit The Cottage Boulder, CO	2.0	1.0	582	$2,400	$4.12	22d	1	1.13mi
1820 Grove St Boulder, CO	2.0	1.0	800	$1,300	$1.62	22d	1	1.19mi
2845 Broadway Unit 308 Boulder, CO	2.0	2.0	900	$1,895	$2.11	22d	1	1.21mi
1842 Canyon Blvd #205 Boulder, CO	1.0	1.0	645	$1,695	$2.63	14d	1	1.23mi
1805 Spruce St Apt C Boulder, CO	1.0	1.0	550	$2,250	$4.09	22d	1	1.26mi
2000 Walnut St Boulder, CO	2.0	1.0–1.5	637	$2,399	$3.76	22d	13	1.36mi
1250 Elder Ave Boulder, CO	2.0	1.0	765	$1,600	$2.09	22d	1	1.37mi
2445 19th St Boulder, CO	1.0	1.0	800	$2,000	$2.50	22d	1	1.39mi
2121 Canyon Blvd Boulder, CO	2.0	1.0	687	$2,549	$3.71	14d	13	1.41mi
2120 Canyon Blvd Boulder, CO	1.0	1.0	580	$1,690	$2.91	22d	3	1.42mi
1245 Elder Ave Boulder, CO	1.0–2.0	1.0–2.0	670	$2,100	$3.13	14d	4	1.44mi
2113 Walnut St Unit 9B Boulder, CO	2.0	2.0	900	$4,295	$4.77	22d	1	1.44mi
1821 22nd St Boulder, CO	1.0–2.0	1.0	538	$1,700	$3.16	14d	5	1.46mi
1823 22nd St Boulder, CO	1.0	1.0	550	$1,615	$2.94	22d	4	1.47mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $185,000 Active 140 DOM
2. 2026-06-17
   days on market $185,000 Active 139 DOM
3. 2026-06-16
   days on market $185,000 Active 138 DOM
4. 2026-06-15
   days on market $185,000 Active 137 DOM
5. 2026-06-14
   days on market $185,000 Active 135 DOM
6. 2026-06-13
   days on market $185,000 Active 134 DOM
7. 2026-06-10
   days on market $185,000 Active 132 DOM
8. 2026-06-09
   days on market $185,000 Active 131 DOM
9. 2026-06-09
   days on market $185,000 Active 130 DOM
10. 2026-06-07
    days on market $185,000 Active 129 DOM
11. 2026-06-05
    days on market $185,000 Active 126 DOM
12. 2026-06-03
    days on market $185,000 Active 125 DOM
13. 2026-06-02
    days on market $185,000 Active 124 DOM
14. 2026-06-01
    days on market $185,000 Active 123 DOM
15. 2026-05-31
    days on market $185,000 Active 122 DOM
16. 2026-05-30
    days on market $185,000 Active 121 DOM
17. 2026-04-23
    price $185,000 1561-char remark

    Show marketing remark (1561 chars)

    This gorgeous 2-story townhome style condo has everything you need to enjoy beautiful Boulder Colorado! Located minutes from hiking trails, Pearl Street Mall, and Boulder Creek, you will never be too far from whatever it is you want to do! The first level boasts an open floor plan with thoughtful updates. Beautiful new hardwood floors that flow seamlessly from the moment you enter through the new privacy gates on your own porch to the back sliding glass doors and out on to your personal balcony. Granite counters blend perfectly with the updated and modern kitchen with its stainless steel appliances, attractive cabinets, and recessed lighting. Double pane windows were added throughout the home with up/down blinds that add to the incredible sense of privacy! The downstairs is complete with a freshly updated half bath. Heading upstairs, you'll find 2 spacious bedrooms with excellent flooring, a hidden closet with stackable washer/dryer and an inviting full bathroom. Relax, in the jetted tub and soak in the beautiful marble and crystal lighting that surrounds you. The primary bedroom has tons of natural light and the 2nd bedroom could be used as an office or as an extra space for anything you wish. This homes modern amenities along with its enviable location close to downtown Boulder, University of Colorado and Eben G Fine Park make it a unique primary living or investment opportunity. This property is on a land lease ($36,746 for 2025) which could give you the edge needed to live in such a great location! Please, reach out with questions.

18. 2026-04-23
    price $185,000 1561-char remark

    Show marketing remark (1561 chars)

    This gorgeous 2-story townhome style condo has everything you need to enjoy beautiful Boulder Colorado! Located minutes from hiking trails, Pearl Street Mall, and Boulder Creek, you will never be too far from whatever it is you want to do! The first level boasts an open floor plan with thoughtful updates. Beautiful new hardwood floors that flow seamlessly from the moment you enter through the new privacy gates on your own porch to the back sliding glass doors and out on to your personal balcony. Granite counters blend perfectly with the updated and modern kitchen with its stainless steel appliances, attractive cabinets, and recessed lighting. Double pane windows were added throughout the home with up/down blinds that add to the incredible sense of privacy! The downstairs is complete with a freshly updated half bath. Heading upstairs, you'll find 2 spacious bedrooms with excellent flooring, a hidden closet with stackable washer/dryer and an inviting full bathroom. Relax, in the jetted tub and soak in the beautiful marble and crystal lighting that surrounds you. The primary bedroom has tons of natural light and the 2nd bedroom could be used as an office or as an extra space for anything you wish. This homes modern amenities along with its enviable location close to downtown Boulder, University of Colorado and Eben G Fine Park make it a unique primary living or investment opportunity. This property is on a land lease ($36,746 for 2025) which could give you the edge needed to live in such a great location! Please, reach out with questions.

19. 2026-01-29
    listed $195,000 Active 1561-char remark

    Show marketing remark (1561 chars)

    This gorgeous 2-story townhome style condo has everything you need to enjoy beautiful Boulder Colorado! Located minutes from hiking trails, Pearl Street Mall, and Boulder Creek, you will never be too far from whatever it is you want to do! The first level boasts an open floor plan with thoughtful updates. Beautiful new hardwood floors that flow seamlessly from the moment you enter through the new privacy gates on your own porch to the back sliding glass doors and out on to your personal balcony. Granite counters blend perfectly with the updated and modern kitchen with its stainless steel appliances, attractive cabinets, and recessed lighting. Double pane windows were added throughout the home with up/down blinds that add to the incredible sense of privacy! The downstairs is complete with a freshly updated half bath. Heading upstairs, you'll find 2 spacious bedrooms with excellent flooring, a hidden closet with stackable washer/dryer and an inviting full bathroom. Relax, in the jetted tub and soak in the beautiful marble and crystal lighting that surrounds you. The primary bedroom has tons of natural light and the 2nd bedroom could be used as an office or as an extra space for anything you wish. This homes modern amenities along with its enviable location close to downtown Boulder, University of Colorado and Eben G Fine Park make it a unique primary living or investment opportunity. This property is on a land lease ($36,746 for 2025) which could give you the edge needed to live in such a great location! Please, reach out with questions.

20. 2026-01-29
    listed $195,000 Active 1561-char remark

    Show marketing remark (1561 chars)

    This gorgeous 2-story townhome style condo has everything you need to enjoy beautiful Boulder Colorado! Located minutes from hiking trails, Pearl Street Mall, and Boulder Creek, you will never be too far from whatever it is you want to do! The first level boasts an open floor plan with thoughtful updates. Beautiful new hardwood floors that flow seamlessly from the moment you enter through the new privacy gates on your own porch to the back sliding glass doors and out on to your personal balcony. Granite counters blend perfectly with the updated and modern kitchen with its stainless steel appliances, attractive cabinets, and recessed lighting. Double pane windows were added throughout the home with up/down blinds that add to the incredible sense of privacy! The downstairs is complete with a freshly updated half bath. Heading upstairs, you'll find 2 spacious bedrooms with excellent flooring, a hidden closet with stackable washer/dryer and an inviting full bathroom. Relax, in the jetted tub and soak in the beautiful marble and crystal lighting that surrounds you. The primary bedroom has tons of natural light and the 2nd bedroom could be used as an office or as an extra space for anything you wish. This homes modern amenities along with its enviable location close to downtown Boulder, University of Colorado and Eben G Fine Park make it a unique primary living or investment opportunity. This property is on a land lease ($36,746 for 2025) which could give you the edge needed to live in such a great location! Please, reach out with questions.

21. 2026-01-27
    historical $195,000 1561-char remark

    Show marketing remark (1561 chars)

    This gorgeous 2-story townhome style condo has everything you need to enjoy beautiful Boulder Colorado! Located minutes from hiking trails, Pearl Street Mall, and Boulder Creek, you will never be too far from whatever it is you want to do! The first level boasts an open floor plan with thoughtful updates. Beautiful new hardwood floors that flow seamlessly from the moment you enter through the new privacy gates on your own porch to the back sliding glass doors and out on to your personal balcony. Granite counters blend perfectly with the updated and modern kitchen with its stainless steel appliances, attractive cabinets, and recessed lighting. Double pane windows were added throughout the home with up/down blinds that add to the incredible sense of privacy! The downstairs is complete with a freshly updated half bath. Heading upstairs, you'll find 2 spacious bedrooms with excellent flooring, a hidden closet with stackable washer/dryer and an inviting full bathroom. Relax, in the jetted tub and soak in the beautiful marble and crystal lighting that surrounds you. The primary bedroom has tons of natural light and the 2nd bedroom could be used as an office or as an extra space for anything you wish. This homes modern amenities along with its enviable location close to downtown Boulder, University of Colorado and Eben G Fine Park make it a unique primary living or investment opportunity. This property is on a land lease ($36,746 for 2025) which could give you the edge needed to live in such a great location! Please, reach out with questions.

22. 2026-01-27
    historical $195,000 1561-char remark

    Show marketing remark (1561 chars)

    This gorgeous 2-story townhome style condo has everything you need to enjoy beautiful Boulder Colorado! Located minutes from hiking trails, Pearl Street Mall, and Boulder Creek, you will never be too far from whatever it is you want to do! The first level boasts an open floor plan with thoughtful updates. Beautiful new hardwood floors that flow seamlessly from the moment you enter through the new privacy gates on your own porch to the back sliding glass doors and out on to your personal balcony. Granite counters blend perfectly with the updated and modern kitchen with its stainless steel appliances, attractive cabinets, and recessed lighting. Double pane windows were added throughout the home with up/down blinds that add to the incredible sense of privacy! The downstairs is complete with a freshly updated half bath. Heading upstairs, you'll find 2 spacious bedrooms with excellent flooring, a hidden closet with stackable washer/dryer and an inviting full bathroom. Relax, in the jetted tub and soak in the beautiful marble and crystal lighting that surrounds you. The primary bedroom has tons of natural light and the 2nd bedroom could be used as an office or as an extra space for anything you wish. This homes modern amenities along with its enviable location close to downtown Boulder, University of Colorado and Eben G Fine Park make it a unique primary living or investment opportunity. This property is on a land lease ($36,746 for 2025) which could give you the edge needed to live in such a great location! Please, reach out with questions.

23. 2025-08-21
    historical
24. 2025-08-21
    historical
25. 2025-07-29
    price $190,000
26. 2025-07-29
    price $190,000
27. 2025-05-18
    price $210,000
28. 2025-05-18
    price $210,000
29. 2025-03-22
    listed $225,000 Active
30. 2025-03-22
    listed $225,000 Active
31. 2025-03-20
    historical
32. 2025-03-20
    historical
33. 2023-11-27
    soldstatus $225,000
34. 2023-11-22
    soldstatus $225,000 Closed
35. 2023-11-22
    soldstatus $225,000 Sold
36. 2023-11-22
    soldstatus $225,000 Sold
37. 2023-10-26
    status Pending Accepting Backup Offers
38. 2023-10-26
    status Pending
39. 2023-10-26
    historical Active - Backup
40. 2023-10-11
    listed $230,000 Active
41. 2023-10-11
    listed $230,000 Active
42. 2023-10-11
    listed $230,000 Active
43. 2018-12-06
    soldstatus $150,000
44. 2018-11-30
    soldstatus $150,000
45. 2018-11-30
    listed $150,000
46. 2015-05-06
    soldstatus $117,000
47. 2015-05-01
    soldstatus $117,000 Sold
48. 2015-04-22
    historical
49. 2015-04-04
    historical Active - Backup
50. 2015-04-01
    listed $119,000 Active

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 3/10 Moderate 9 d/yr ≥90°F today · 23 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: $32,963
• − Mortgage interest: −$10,363
• − Property taxes: −$1,341
• − Insurance: −$925
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − HOA: −$6,240
• − Depreciation: −$5,382
• Taxable income: $3,438
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $5,068/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: 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): 29,569
• Household income: $61,698
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 4261.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 7% Two or more races 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 3%
• Foreign-born: 9% · China, Canada
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 2% Chinese 2%

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: ▼ -458.42%
• Current HPI: 285.6506
• Rent YoY: ▲ 5.61%
• 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

+134.2% since first listed

44 events — show timeline

• 2026-04-23 Price Changed $185,000 IRES
• 2026-04-23 Price Changed $185,000 REColorado as Distributed by MLS Grid
• 2026-01-29 Listed $195,000 IRES
• 2026-01-29 Listed $195,000 REColorado as Distributed by MLS Grid
• 2026-01-27 Coming Soon $195,000 IRES
• 2026-01-27 Coming Soon $195,000 REColorado as Distributed by MLS Grid
• 2025-08-21 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-08-21 Listing Removed — IRES
• 2025-07-29 Price Changed $190,000 IRES
• 2025-07-29 Price Changed $190,000 REColorado as Distributed by MLS Grid
• 2025-05-18 Price Changed $210,000 IRES
• 2025-05-18 Price Changed $210,000 REColorado as Distributed by MLS Grid
• 2025-03-22 Listed $225,000 IRES
• 2025-03-22 Listed $225,000 REColorado as Distributed by MLS Grid
• 2025-03-20 Coming Soon — IRES
• 2025-03-20 Coming Soon — REColorado as Distributed by MLS Grid
• 2023-11-27 Sold (Public Records) $225,000 Public Records
• 2023-11-22 Sold (MLS) $225,000 IRES
• 2023-11-22 Sold (MLS) $225,000 IRES
• 2023-11-22 Sold (MLS) $225,000 REColorado as Distributed by MLS Grid
• 2023-10-26 Pending — REColorado as Distributed by MLS Grid
• 2023-10-26 Pending — IRES
• 2023-10-26 Contingent — IRES
• 2023-10-11 Listed $230,000 IRES
• 2023-10-11 Listed $230,000 IRES
• 2023-10-11 Listed $230,000 REColorado as Distributed by MLS Grid
• 2018-12-06 Sold (Public Records) $150,000 Public Records
• 2018-11-30 Listed $150,000 IRES
• 2018-11-30 Sold (MLS) $150,000 IRES
• 2015-05-06 Sold (Public Records) $117,000 Public Records
• 2015-05-01 Sold (MLS) $117,000 IRES
• 2015-04-22 Listing Removed — IRES
• 2015-04-04 Contingent — IRES
• 2015-04-01 Listed $119,000 IRES
• 2008-11-01 Listing Removed — IRES
• 2008-08-01 Listed $170,000 IRES
• 2008-07-29 Listing Removed — IRES
• 2007-09-04 Listed $180,000 IRES
• 2005-11-18 Listing Removed — IRES
• 2005-05-24 Listed $187,900 IRES
• 1997-08-11 Sold (Public Records) $115,000 Public Records
• 1995-03-02 Sold (Public Records) $103,000 Public Records
• 1994-12-16 Sold (Public Records) $79,000 Public Records
• 1993-10-01 Sold (Public Records) $79,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,341 · +109.3% YoY. Source: county tax records.