3601 Arapahoe Ave #105 · Boulder, CO 80303

$148,188

1 bd · 1.0 ba · 670 sqft · Condo public records · 7 Days on market

Built 2008 $389/mo HOA · 18% 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 +9.4/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**City of Boulder Affordable Program** SELECTION DATE IS 9/3, NO SHOWINGS UNTIL AFTER SELECTION. Spacious studio at the highly desirable Peloton condominiums. This light and bright studio offers an open layout with 14-foot ceilings, full bathroom and walk-in closet. Recently renovated, there are updated hardwoods throughout the kitchen, living room and bedroom, updated energy efficient appliances such as washer, dryer, refrigerator, oven, gas range stove and dishwasher and custom fitted black-out roller shades. Enjoy common amenities such as a state of the art fitness center, rooftop pool, hot tubs, game room, movie theater, conference room, and a fenced dog park. Easy access to trails, shopping, bike paths and restaurants. SELECTION DATE IS 9/3, NO SHOWINGS UNTIL AFTER SELECTION.

Key facts

• 14 foot ceilings
• L shaped layout
• Private patio

Tags

• L SHAPED LAYOUT
• 14 FOOT CEILINGS
• WALK IN CLOSET
• LARGE LAUNDRY ROOM
• PLENTY OF STORAGE SPACE
• PRIVATE PATIO

Property features AI

Finance

• HOA & community: Monthly HOA fee of $389; HOA includes common amenities, trash, snow removal, grounds maintenance, security, management, utilities, exterior maintenance, water, insurance, and sewer; Association transfer fee applies; Association has reserves; The Peloton HOA; Community amenities: clubhouse, hot tub, pool, fitness center, park, security building, elevator, business center; Pets allowed (dogs and cats; breed restrictions apply)

Exterior

• Parking: Underground parking; One garage space
• Security: Community security
• Utilities: City water with meter; Public sewer; Natural gas available (Xcel)
• Home design: Attached condominium; One level; 1st floor unit; Residential property
• Construction: Brick construction; Composition roof
• Exterior features: Patio; Minimal flood risk (C rating)

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Microwave; Garbage disposal
• Bedrooms: One bedroom (all bedrooms conform)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cathedral ceilings; Open floor plan; Window coverings; Fire alarm
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $148k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• 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: Creekside Elementary School At Martin Park (math 54% / reading 62%, grade B-, #107 of 966 statewide, top 12%, 378 students, 26% 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 (+2.8%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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).
• This rent runs 33% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 2.8% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago 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.
• Current owner paid $126k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $148,188

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.76% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $553
• Equity at exit: $22,095

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $31,229
• Equity at exit: $12,813

Cash invested: $41,493 (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 80303

• Rents YoY: 2.8%
• Active inventory: 134
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$777
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$62
• HOA: −$389
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $391

Break-even live

Break-even rent $1,641

Max offer price $148,188

Occupancy floor 77%

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: $37,047
• Closing costs: $4,446
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 Arapahoe Ave Boulder, CO	1.0	1.0	871	$3,995	$4.58	13d	1	0.09mi
2939 Marine St Boulder, CO	1.0–2.0	1.0	737	$1,595	$2.16	20d	7	0.47mi
1301 30th St Boulder, CO	1.0–2.0	1.0	660	$1,595	$2.42	13d	4	0.49mi
3000 Colorado Ave Unit G228 Boulder, CO	1.0	1.0	504	$2,000	$3.97	20d	1	0.60mi
3100 Pearl St Boulder, CO	2.0	1.0–2.0	849	$2,982	$3.51	13d	23	0.60mi
3293 Madison Ave Unit S303 Boulder, CO	1.0	1.0	570	$1,345	$2.36	13d	1	0.61mi
3000 Pearl Pkwy Boulder, CO	2.0	1.0–2.0	1249	$3,161	$2.53	13d	19	0.62mi
3313 Madison Ave Unit T312 Boulder, CO	1.0	1.0	608	$1,695	$2.79	20d	1	0.62mi
3161 Madison Ave Boulder, CO	1.0–2.0	1.0–1.5	836	$1,650	$1.97	13d	1	0.63mi
3460 Madison Ave Boulder, CO	1.0	1.0	608	$1,905	$3.13	20d	4	0.64mi
2915 College Ave Boulder, CO	1.0–2.0	1.0	536	$1,675	$3.12	13d	9	0.67mi
1853 26th St Boulder, CO	1.0–3.0	1.0–3.0	957	$1,695	$1.77	13d	21	0.74mi
1115 Hancock Dr Boulder, CO	1.0	1.0	600	$1,700	$2.83	20d	1	0.74mi
1444 Folsom St Boulder, CO	—	1.0	550	$1,350	$2.45	20d	1	0.79mi
2985 Aurora Ave Boulder, CO	1.0–2.0	1.0–2.0	607	$1,390	$2.29	20d	2	0.81mi
4970 Meredith Way Boulder, CO	1.0–2.0	1.0–2.0	836	$2,114	$2.53	13d	15	0.83mi
2530 Junction Pl Boulder, CO	1.0–3.0	1.0–3.5	1204	$1,918	$1.59	13d	69	0.84mi
1811 Folsom St Boulder, CO	1.0	1.0	450	$1,595	$3.54	13d	9	0.85mi
1833 Folsom St Boulder, CO	1.0–2.0	1.0	782	$1,655	$2.12	20d	7	0.87mi
1590 Eisenhower Dr Boulder, CO	3.0	1.0–3.0	937	$2,729	$2.91	13d	20	0.87mi
2900 Aurora Ave Boulder, CO	3.0	1.0–2.0	679	$1,527	$2.25	20d	14	0.87mi
2301 Goss St Boulder, CO	1.0–4.0	1.0–2.0	789	$1,550	$1.96	13d	12	0.88mi
3303 Bluff St Boulder, CO	3.0	1.0–2.5	1131	$2,751	$2.43	13d	38	0.91mi
2308 South St Boulder, CO	1.0	1.0	450	$1,465	$3.26	13d	5	0.93mi
2950 Bixby Ln Boulder, CO	3.0	1.0–2.0	737	$1,573	$2.13	20d	8	0.96mi
805 29th St Boulder, CO	2.0	1.0	700	$2,300	$3.29	20d	1	0.97mi
745 30th St Boulder, CO	2.0	1.0	600	$2,095	$3.49	13d	1	0.99mi
2437 Spruce St Boulder, CO	2.0	1.0	750	$1,900	$2.53	20d	1	0.99mi
1821 22nd St Boulder, CO	1.0–2.0	1.0	538	$1,450	$2.70	13d	5	1.01mi
1823 22nd St Boulder, CO	1.0	1.0	550	$1,615	$2.94	20d	4	1.01mi
2415 Spruce St Boulder, CO	1.0	1.0	450	$1,605	$3.57	13d	3	1.01mi
2120 Canyon Blvd Boulder, CO	1.0	1.0	580	$1,690	$2.91	20d	3	1.02mi
730 29th St Boulder, CO	1.0–3.0	1.0	530	$965	$1.82	13d	23	1.04mi
2121 Canyon Blvd Boulder, CO	2.0	1.0	687	$2,074	$3.02	13d	13	1.06mi
2003 Grove St Boulder, CO	1.0	1.0	450	$1,542	$3.43	13d	6	1.10mi
2011 Goss St Boulder, CO	—	1.0	325	$1,432	$4.40	20d	4	1.10mi
2000 Canyon Blvd Boulder, CO	1.0	1.0	500	$1,550	$3.10	20d	1	1.11mi
1937 Goss St Boulder, CO	1.0	1.0	475	$1,672	$3.52	13d	4	1.14mi
2000 Walnut St Boulder, CO	2.0	1.0–1.5	637	$1,974	$3.10	20d	13	1.14mi
704 Mohawk Dr Boulder, CO	1.0–2.0	1.0	807	$1,600	$1.98	13d	5	1.15mi

HOA detail condo

• Monthly dues: $389 · $4,668/yr
• Likely covers: gaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $148,188 Active 7 DOM
2. 2026-06-17
   days on market $148,188 Active 6 DOM
3. 2026-06-16
   days on market $148,188 Active 5 DOM
4. 2026-06-15
   days on market $148,188 Active 4 DOM
5. 2026-06-14
   days on market $148,188 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $148,188 Active 1 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: $822 · $68/mo
• Projected year-2 tax: $822 · $68/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 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,625
• − Mortgage interest: −$8,301
• − Property taxes: −$822
• − Insurance: −$741
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$4,668
• − Depreciation: −$4,311
• Taxable income: $2,683
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $4,044/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): 24,996
• Household income: $78,555
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 3335.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 8% Asian 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 5% Romanian 4% Slovak 3%
• Foreign-born: 11% · China, Canada, South Korea
• Languages at home: 85% English-only · Spanish 5% Chinese 3% Other Indo-European 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: ▼ -760.93%
• Current HPI: 280.8857
• Rent YoY: ▲ 2.76%
• 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

+49.2% since first listed

11 events — show timeline

• 2026-06-10 Listed $148,188 IRES
• 2021-10-07 Sold (MLS) $126,372 IRES
• 2021-09-07 Contingent — IRES
• 2021-08-04 Price Changed $126,372 IRES
• 2021-08-04 Relisted — IRES
• 2021-07-13 Listing Removed — IRES
• 2021-06-10 Listed $126,077 IRES
• 2012-07-05 Sold (Public Records) $99,318 Public Records
• 2012-07-03 Sold (MLS) $99,318 IRES
• 2012-05-28 Listing Removed — IRES
• 2012-04-27 Listed $99,318 IRES

Property tax history

+2.6%/yr

Latest (2025): $822 · +88.5% YoY. Source: county tax records.