3030 Oneal Pkwy Unit M-39 · Boulder, CO 80301

$300,000

2 bd · 1.0 ba · 938 sqft · Townhouse · 72 Days on market

Built 1971 Good condition $320/sqft · at area comps Est $314k · at est. $700/mo HOA · 31% of rent

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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 +9.5/15.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Cash flow +2.7/30.0
• 1% rule +2.4/10.0
• Rent growth +1.9/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located in the heart of Boulder, this beautifully remodeled 2-story corner condo offers a perfect blend of style, comfort, and convenience. Filled with natural light thanks to its desirable corner location, the home features two private balconies and a thoughtfully updated interior with a brand-new kitchen, fully renovated bathroom, new carpet, and fresh interior paint throughout. Additional upgrades include new sliding glass doors, a newer electric fireplace, a newer boiler, and updated electrical. The spacious, eat-in kitchen flows seamlessly into the living area, creating an inviting space for both everyday living and entertaining.

Key facts

• Private balconies
• Corner condo
• Brand new kitchen

Tags

• CORNER CONDO
• PRIVATE BALCONIES
• UPDATED INTERIOR
• BRAND NEW KITCHEN
• FULLY RENOVATED BATHROOM
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (48.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.6% below list).
• Recommended offer: $154k (48.7% below list) — sets the bar for cash-flow.
• Cap rate 2.3% vs local median 1.6% 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: Pioneer Bilingual Elementary School (math 27% / reading 37%, grade F, #475 of 966 statewide, top 51%, 461 students, 43% FRL); Casey Middle School (math 34% / reading 47%, grade F, #76 of 270 statewide, top 28%, 452 students, 57% FRL); Boulder High School (math 64% / reading 81%, grade B+, #18 of 381 statewide, top 4%, 2,074 students, 28% FRL) — zoned schools average 42% FRL vs 16% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 261 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $153,785 (48.7% 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 72 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new 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: 0.74% ✗
• Cap rate: 2.25%
• Cash-on-cash: -14.44%
• DSCR: 0.36
• GRM: 11.2

CMA / ARV

• ARV (median comp): $313,597
• List price: $300,000
• Delta: -4.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3363 Oneal Pkwy #35	0.17mi	2/1.5	936 (-0%)	4mo	$400,000	$427	87
3295 34th St #62	0.20mi	2/1.0	930 (-1%)	4mo	$369,900	$398	86
3690 Iris Ave Unit B2	0.36mi	2/1.5	968 (+3%)	1mo	$260,000	$269	75
3315 Talisman Ct Unit C	0.39mi	2/1.5	968 (+3%)	3mo	$250,000	$258	72
3355 Talisman Ct Unit C	0.40mi	2/2.0	968 (+3%)	3mo	$260,000	$269	69
2800 Kalmia Ave Unit A325	0.45mi	2/2.0	880 (-6%)	1mo	$350,000	$398	64
3461 28th St #6	0.45mi	2/1.5	1,002 (+7%)	3mo	$447,000	$446	63
3280 47th St Unit 103B	0.52mi	2/2.0	1,030 (+10%)	1mo	$519,000	$504	54
3535 28th St #204	0.51mi	2/2.0	830 (-12%)	0mo	$299,900	$361	53
2645 Tabriz Pl Unit C-22	0.51mi	3/1.0 (+1)	1,030 (+10%)	4mo	$485,000	$471	51
2727 Folsom St #218	0.74mi	2/2.0	883 (-6%)	3mo	$495,000	$561	50
3035 Fulton Cir	0.64mi	2/2.0	1,032 (+10%)	3mo	$540,000	$523	47

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: -48.7%
• Equity multiple: -0.42×
• Total profit: $-119,045
• Equity at exit: $44,731

10-year hold

• IRR: —
• Equity multiple: -1.50×
• Total profit: $-209,919
• Equity at exit: $25,939

Cash invested: $84,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 13 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $361,950 ($377/sqft)
• Median days on market: 77 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: -11.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 80301

• Rents YoY: -2.3%
• Active inventory: 261
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,231 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$700
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-1,010

Break-even live

Break-even rent $3,510

Max offer price $153,785

Occupancy floor —

Sensitivity live

Price	-10% $-803	-5% $-907	+0% $-1,010	+5% $-1,114	+10% $-1,218
Rent	-10% $-1,187	-5% $-1,099	+0% $-1,010	+5% $-922	+10% $-834
Rate	-1.0pp $-859	-0.5pp $-934	base $-1,010	+0.5pp $-1,088	+1.0pp $-1,167

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: $75,000
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 Oneal Pkwy Unit R33 Boulder, CO	2.0	1.5	1044	$1,450	$1.39	6d	1	0.03mi
2995 Glenwood Dr Boulder, CO	1.0–2.0	1.0–2.0	807	$1,897	$2.35	0d	17	0.08mi
3035 Oneal Pkwy Boulder, CO	1.0–2.0	1.0–1.5	947	$2,350	$2.48	0d	4	0.10mi
3250 Oneal Cir Boulder, CO	2.0	1.0–1.5	765	$1,748	$2.28	6d	4	0.10mi
3250 Oneal Cir Boulder, CO	2.0	1.0	746	$1,875	$2.51	4d	2	0.10mi
2995 Eagle Way Boulder, CO	2.0	1.0–1.5	639	$1,845	$2.89	6d	1	0.11mi
3120 Corona Trl #209 Boulder, CO	2.0	2.0	966	$2,650	$2.74	116d	1	0.14mi
3315 Chisholm Trl Unit 1546453P Boulder, CO	2.0	1.0	861	$2,639	$3.07	109d	1	0.16mi
3295 34th St Boulder, CO	2.0	1.0	930	$1,995	$2.15	3d	1	0.22mi
3150 Iris Ave Unit F309 Boulder, CO	1.0	1.0	676	$1,595	$2.36	116d	1	0.23mi
3240 Iris Ave Unit G103 Boulder, CO	2.0	2.0	966	$1,850	$1.92	6d	1	0.26mi
3240 Iris ST Boulder, CO	2.0	1.5	988	$1,900	$1.92	0d	1	0.26mi
3485 Hayden Pl Unit 3 Boulder, CO	2.0	1.5	785	$2,495	$3.18	116d	1	0.28mi
3100 34th St Boulder, CO	2.0–4.0	1.0–1.5	927	$2,002	$2.16	6d	6	0.29mi
2820 Hibiscus Ave Boulder, CO	3.0	1.0–2.5	1037	$3,627	$3.50	2d	44	0.30mi
2820 29th St Unit 2790 B206 Boulder, CO	1.0	1.0	582	$1,695	$2.91	6d	1	0.36mi
2747 Glenwood Ct Boulder, CO	2.0	1.5	1000	$1,295	$1.29	5d	1	0.38mi
3303 Bluff St Boulder, CO	3.0	1.0–2.5	1122	$3,796	$3.38	4d	27	0.38mi
3200 Bluff St Boulder, CO	2.0	2.0	1123	$2,846	$2.53	6d	2	0.41mi
2530 Junction Pl Boulder, CO	1.0–3.0	1.0–3.5	1204	$3,416	$2.84	109d	69	0.44mi
2717 Glenwood Dr Boulder, CO	1.0–2.0	1.0	700	$2,080	$2.97	6d	4	0.44mi
2707 Valmont Rd Boulder, CO	1.0–2.0	1.0	684	$2,200	$3.22	116d	6	0.45mi
2707 Valmont Rd Boulder, CO	1.0–2.0	1.0	684	$2,200	$3.22	6d	6	0.45mi
3487 28th St #21 Boulder, CO	2.0	1.5	936	$2,350	$2.51	6d	1	0.46mi
2800 Kalmia Ave Boulder, CO	2.0	2.0	880	$2,124	$2.41	6d	2	0.49mi
2800 Kalmia Ave Boulder, CO	2.0	1.5–2.0	880	$2,150	$2.44	116d	2	0.49mi
2734 Juniper Ave Boulder, CO	2.0	1.0	762	$1,895	$2.49	3d	4	0.49mi
2785 28th St Unit 2805-203 Boulder, CO	1.0	1.0	559	$1,585	$2.84	6d	1	0.49mi
3260 47th St Unit 108A Boulder, CO	1.0	1.0	757	$3,195	$4.22	6d	1	0.50mi
2850 Kalmia Ave Boulder, CO	1.0–2.0	1.0–2.0	885	$2,563	$2.90	0d	12	0.51mi
2625 Tabriz Pl Boulder, CO	3.0	1.0	1097	$3,600	$3.28	116d	1	0.52mi
3545 28th St #308 Boulder, CO	2.0	2.0	838	$2,950	$3.52	116d	1	0.53mi
2626 Juniper Ave Apt 1 Boulder, CO	1.0	1.0	548	$1,050	$1.92	4d	1	0.54mi
3280 47th St Unit 108B Boulder, CO	1.0	1.0	757	$2,995	$3.96	2d	1	0.54mi
3105 Spruce St Boulder, CO	1.0–3.0	1.0–3.0	1209	$3,452	$2.86	6d	22	0.55mi
3520 Arthur Ct Boulder, CO	1.0	1.0	590	$1,695	$2.87	0d	1	0.55mi
3520 Arthur Ct Unit 3 Boulder, CO	2.0	1.0	1004	$2,195	$2.19	6d	1	0.55mi
3520 Arthur Ct Unit 2 Boulder, CO	1.0	1.0	590	$1,695	$2.87	6d	1	0.55mi
2606 Juniper Ave Unit 34-1 Boulder, CO	1.0	1.0	548	$1,325	$2.42	109d	1	0.58mi
3527 Nottingham Ct #3 Boulder, CO	2.0	1.0	900	$2,810	$3.12	6d	1	0.60mi

Property features AI

Finance

• Other: Not new construction, previously ownedResidential condominium zoned RES
• HOA & community: Monthly HOA fee of $700HOA includes common amenities, trash, snow removal, management, exterior maintenance, water, insurance, and sewerAssociation transfer fee requiredAssociation reserves in placeCommunity clubhouse, pool, and community laundryCats allowed

Exterior

• Parking: Reserved parking
• Utilities: City water with meterPublic sewerNatural gas availableElectricity available
• Home design: Attached condominiumTwo levelsThird-floor unit
• Construction: Stucco constructionComposition roof
• Exterior features: DeckMinimal flood risk (C rating)

Interior

• Kitchen: Electric rangeDishwasherRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath
• Heating & cooling: Hot water heatingBaseboard heatingElectric fireplace
• Interior features: Eat-in kitchenWindow coveringsFire alarm

HOA detail $700/mo · $8,400/yr

• Likely covers: electric

Listing history 21 events

1. 2026-06-21
   days on market $300,000 Active 72 DOM
2. 2026-06-18
   days on market $300,000 Active 69 DOM
3. 2026-06-17
   days on market $300,000 Active 68 DOM
4. 2026-06-16
   days on market $300,000 Active 67 DOM
5. 2026-06-15
   days on market $300,000 Active 66 DOM
6. 2026-06-14
   days on market $300,000 Active 64 DOM
7. 2026-06-13
   days on market $300,000 Active 63 DOM
8. 2026-06-10
   days on market $300,000 Active 61 DOM
9. 2026-06-09
   days on market $300,000 Active 60 DOM
10. 2026-06-09
    days on market $300,000 Active 59 DOM
11. 2026-06-07
    days on market $300,000 Active 58 DOM
12. 2026-06-05
    days on market $300,000 Active 55 DOM
13. 2026-06-03
    days on market $300,000 Active 54 DOM
14. 2026-06-02
    days on market $300,000 Active 53 DOM
15. 2026-06-01
    days on market $300,000 Active 52 DOM
16. 2026-05-31
    days on market $300,000 Active 51 DOM
17. 2026-05-30
    days on market $300,000 Active 50 DOM
18. 2026-05-12
    price $300,000
19. 2026-04-10
    listed $325,000 Active
20. 2007-08-03
    historical
21. 2007-05-14
    listed $162,000

ⓘ 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 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,776
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − HOA: −$8,400
• − Depreciation: −$8,727
• Taxable loss: −$17,440
• Est. tax savings @ 24.0%: +$4,186
• After-tax cash flow: $-7,940/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,690–$14,070 screening

This well-maintained, remodeled 2-story corner condo in Boulder offers a blend of style and comfort with updated kitchen and bathroom, fresh paint, and new sliding glass doors. It's centrally located and ready for new owners to move in.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase value. ↑
• Both Landscaping and garden maintenance — Improves curb appeal and can increase value. ↑
• Both New flooring in living areas — Freshens up the space and can increase value. ↑
• Both New lighting fixtures — Enhances the aesthetic and can increase value. ↑

ⓘ 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 46/100

Zoned Schools

Elementary Columbine Elementary School F CO #634/966 Nat'l #31,549/41,679 Middle Casey Middle School F CO #76/270 Nat'l #5,872/14,009 High Boulder High School B+ CO #18/381 Nat'l #1,843/17,239

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

B Composite livability gradescore 77/100

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 · 380,833 people
• City population: 121,246
• Metro: Boulder, CO
• Population (ZIP): 25,007
• Household income: $95,207
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 11% Hispanic / Latino 11% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Russian/Polish/Slavic 1%

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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: ▼ -674.67%
• Current HPI: 286.4092
• Rent YoY: ▼ -2.27%
• Metro: Boulder, CO
• State GDP YoY: ▲ 1.95%
• F500 in state: 14

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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

Property features AI

Finance

• Other: Not new construction, previously ownedResidential condominium zoned RES
• HOA & community: Monthly HOA fee of $700HOA includes common amenities, trash, snow removal, management, exterior maintenance, water, insurance, and sewerAssociation transfer fee requiredAssociation reserves in placeCommunity clubhouse, pool, and community laundryCats allowed

Exterior

• Parking: Reserved parking
• Utilities: City water with meterPublic sewerNatural gas availableElectricity available
• Home design: Attached condominiumTwo levelsThird-floor unit
• Construction: Stucco constructionComposition roof
• Exterior features: DeckMinimal flood risk (C rating)

Interior

• Kitchen: Electric rangeDishwasherRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath
• Heating & cooling: Hot water heatingBaseboard heatingElectric fireplace
• Interior features: Eat-in kitchenWindow coveringsFire alarm

Price history

+85.2% since first listed

5 events — show timeline

• 2026-06-22 Listing Removed — IRES
• 2026-05-12 Price Changed $300,000 IRES
• 2026-04-10 Listed $325,000 IRES
• 2007-08-03 Listing Removed — IRES
• 2007-05-14 Listed $162,000 IRES