8822 E Florida Ave Apt G07 · Four Square Mile, CO 80247

$80,000

1 bd · 1.0 ba · 598 sqft · Condo public records · 19 Days on market

Built 1973

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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 +23.6/30.0
• 1% rule +9.1/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks

This Lovely Garden-Level Condo has been Extensively Upgraded. .. Everything NEW. .. Lusciously Appointed & amp; Luxuriously Upgraded!! All Counter Tops, Appliances, Back-Splashes, Tub Surround. .. Even the Window Sills. .. Are Either Granite, Marble, Stainless Steel Or Glass. This unit is just Soooooooo Much Nicer than Other Units in the complex. This Condo is Very Quiet and Comfortable. With all of the Hard Surfaces, it can be quickly and Easily Cleaned and Sterilized! It is Very Low Maintenance, Very Efficient and Very Environmentally Green. Utilities for this Condo are only about $40 per month. .. year round. .. and that& apos; s pretty darn cheap! The Condo Complex has the follo

Key facts

• Separate indoor pool
• Outdoor pool
• Hot tub

Tags

• EXTENSIVELY UPGRADED
• ON-SITE LAUNDRY FACILITIES
• SECURE INDOOR MAILBOXES
• HOT TUB
• SEPARATE INDOOR POOL
• OUTDOOR POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.8% in Four Square Mile — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents falling (-4.4%/yr); 72 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $553 of loan paydown is wiped out by about $2k 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 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 5.9

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: -8.3%
• Equity multiple: 0.71×
• Total profit: $-6,569
• Equity at exit: $11,928

10-year hold

• IRR: -4.6%
• Equity multiple: 0.75×
• Total profit: $-5,644
• Equity at exit: $6,917

Cash invested: $22,400 (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 80247

• Home prices YoY: -29.2%
• Rents YoY: -4.4%
• Active inventory: 72
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$420
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$33
• HOA est. from 2 same-building comps: −$218
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $150

Break-even live

Break-even rent $939

Max offer price $80,000

Occupancy floor 82%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8822 E Florida Ave Denver, CO	1.0	1.0	598	$1,048	$1.75	5d	2	0.01mi
8822 E Florida Ave Denver, CO	1.0	1.0	598	$772	$1.29	21d	2	0.01mi
8822 E Florida Ave #112 Denver, CO	1.0	1.0	598	$1,095	$1.83	19d	1	0.01mi
8828 E Florida Ave #117 Denver, CO	1.0	1.0	600	$950	$1.58	5d	1	0.05mi
8824 E Florida Ave Denver, CO	1.0	1.0	599	$972	$1.62	2d	4	0.06mi
8826 E Florida Ave Denver, CO	1.0–2.0	1.0–2.0	728	$1,000	$1.37	24d	3	0.07mi
8826 E Florida Ave #207 Denver, CO	1.0	1.0	598	$1,000	$1.67	5d	1	0.09mi
9110 E Florida Ave Denver, CO	1.0–3.0	1.0–2.0	940	$1,385	$1.47	1d	63	0.22mi
9510 E Florida Ave Unit 1 Denver, CO	1.0	1.0	705	$1,050	$1.49	2d	1	0.46mi
1302 S Parker Rd Denver, CO	1.0	1.0	615	$1,075	$1.75	24d	3	0.50mi
1302 S Parker Rd #128 Denver, CO	1.0	1.0	600	$950	$1.58	14d	1	0.50mi
1304 S Parker Rd Denver, CO	1.0	1.0	612	$1,025	$1.67	17d	3	0.52mi
1304 S Parker Rd Denver, CO	1.0	1.0	612	$1,025	$1.67	5d	3	0.52mi
1306 S Parker Rd Denver, CO	1.0	1.0	612	$1,088	$1.78	16d	3	0.55mi
1306 S Parker Rd #164 Denver, CO	1.0	1.0	600	$1,175	$1.96	24d	1	0.55mi
1939 S Quebec Way Denver, CO	1.0–2.0	1.0–2.0	843	$1,274	$1.51	1d	24	0.62mi
1749 S Dayton St Denver, CO	1.0–3.0	1.0–2.0	876	$1,251	$1.43	2d	6	0.62mi
9900 E Florida Ave Aurora, CO	1.0	1.0	560	$1,095	$1.96	2d	9	0.67mi
9767 E Colorado Ave Aurora, CO	1.0–2.0	1.0–2.0	804	$1,147	$1.43	2d	7	0.73mi
1250 S Dayton Ct Aurora, CO	1.0–3.0	1.0–2.0	1040	$1,462	$1.41	1d	44	0.74mi
9758 E Colorado Ave Aurora, CO	1.0–2.0	1.0–1.5	858	$1,200	$1.40	3d	12	0.76mi
7575 E Arkansas Ave Denver, CO	1.0–2.0	1.0–2.0	812	$950	$1.17	1d	31	0.82mi
1503 S Galena Way Aurora, CO	1.0–2.0	1.0–2.0	850	$1,289	$1.52	2d	31	0.87mi
1355 S Galena St Aurora, CO	1.0–2.0	1.0–2.0	762	$1,078	$1.41	2d	62	0.90mi
1039 S Parker Rd Denver, CO	2.0	1.0–2.0	687	$1,208	$1.76	3d	43	1.00mi
9601 E Iliff Ave Denver, CO	1.0–3.0	1.0–2.0	1099	$1,570	$1.43	2d	40	1.03mi
2234 S Trenton Way Denver, CO	1.0–3.0	1.0–2.0	967	$1,550	$1.60	1d	34	1.03mi
1470 S Havana St Aurora, CO	1.0–2.0	1.0–2.0	925	$1,850	$2.00	5d	16	1.22mi
10603 E Jewell Ave Aurora, CO	1.0	1.0	653	$1,288	$1.97	1d	3	1.24mi
7100 E Evans Ave Denver, CO	1.0–2.0	1.0	803	$902	$1.12	1d	38	1.31mi
10901 E Garden Dr Aurora, CO	1.0–3.0	1.0–2.0	1013	$1,398	$1.38	2d	24	1.34mi
8375 E Yale Ave Denver, CO	1.0–2.0	1.0–2.0	911	$1,635	$1.79	2d	10	1.36mi
1005 S Jamaica St Aurora, CO	1.0	1.0	550	$995	$1.81	21d	5	1.38mi
2575 S Syracuse Way Denver, CO	1.0–2.0	1.0–2.0	852	$1,330	$1.56	3d	5	1.45mi
2470 S Quebec St Denver, CO	2.0	1.0–2.0	996	$1,662	$1.67	1d	42	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $80,000 Active 19 DOM
2. 2026-06-17
   days on market $80,000 Active 18 DOM
3. 2026-06-16
   days on market $80,000 Active 17 DOM
4. 2026-06-15
   days on market $80,000 Active 16 DOM
5. 2026-06-13
   days on market $80,000 Active 14 DOM
6. 2026-06-13
   days on market $80,000 Active 13 DOM
7. 2026-06-10
   days on market $80,000 Active 10 DOM
8. 2026-06-08
   days on market $80,000 Active 9 DOM
9. 2026-06-07
   days on market $80,000 Active 8 DOM
10. 2026-06-04
    days on market $80,000 Active 5 DOM
11. 2026-06-03
    days on market $80,000 Active 4 DOM
12. 2026-06-02
    days on market $80,000 Active 3 DOM
13. 2026-06-01
    days on market $80,000 Active 2 DOM

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,548
• − Mortgage interest: −$4,481
• − Property taxes: −$849
• − Insurance: −$400
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − HOA: −$2,616
• − Depreciation: −$2,327
• Taxable income: $706
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $1,634/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 — Four Square Mile

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Four Square Mile, CO
• County: Denver County · 709,470 people
• City population: 35,297
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 29,760
• Household income: $64,498
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 2359.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 44% Black 23% Hispanic / Latino 20% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 23% · Canada, South Korea, China
• Languages at home: 70% English-only · Spanish 13% Arabic 4% Russian/Polish/Slavic 3%

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: ▼ -91.38%
• Current HPI: 221.202
• Rent YoY: ▼ -4.39%
• 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

+138.1% since first listed

8 events — show timeline

• 2026-05-28 Listed $80,000 Fizber.com
• 2025-05-19 Listing Removed — IRES
• 2025-05-19 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-03-10 Listed $160,000 IRES
• 2025-03-10 Listed $160,000 REColorado as Distributed by MLS Grid
• 2004-04-28 Sold (Public Records) $71,000 Public Records
• 1992-12-21 Sold (Public Records) $14,500 Public Records
• 1983-01-01 Sold (Public Records) $33,600 Public Records

Property tax history

+7.8%/yr

Latest (2025): $849 · +72.4% YoY. Source: county tax records.