1300 S Parker Rd #199 · Four Square Mile, CO 80231

$55,000

1 bd · 1.0 ba · 625 sqft · Condo public records · 52 Days on market

Built 1972 $462/mo HOA · 42% 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 +20.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This first floor condo is a 1 bedroom, 1 bath and has extra storage on the balcony. The beautiful courtyard features a small pond, indoor pool, outdoor pool, sauna, hot tub, tennis courts, and a clubhouse. Building is secured and offers elevators and common laundry. The HOA covers heat, water, sewer, trash and secure entrance! Great investment opportunity for the price! ~Unit is being sold AS-IS, CASH buyers only due to the past fires in the building. Not sure if unit has damage due to fire in November, 2023, but is closed off and currently inaccessible. Great location! Just minutes to DTC, Cherry Creek, University of Denver, Cook Park, light rail, RTD and lots of food and entertainment. Amazing price for a Denver Condo! Pictures of unit are from 2017, and photos of grounds are from 2016 and current.

Key facts

• Outdoor pool
• Sauna
• Small pond

Tags

• EXTRA STORAGE ON BALCONY
• BEAUTIFUL COURTYARD
• SMALL POND
• INDOOR POOL
• OUTDOOR POOL
• SAUNA

Property features AI

Finance

• HOA & community: Club Valencia HOA (self-managed); Monthly HOA fee of $462 (includes heat, water, sewer, trash, snow removal, and grounds maintenance); Community amenities: clubhouse, coin laundry, elevator(s), park, pool, sauna, spa/hot tub, tennis courts

Exterior

• Parking: 1 off-street parking space (total parking: 1)
• Security: Security entrance
• Utilities: Public sewer
• Home design: Condominium in a mid-rise (4–7 stories); Corridor access entry; Entry level 1; One level; 2+ common walls; Property attached; Owned by corporation/trust; Security entrance
• Construction: Stucco construction; Composition roof
• Exterior features: Balcony; Barbecue; Lighting; Spa/Hot Tub; Water feature; Covered patio/porch; Tennis courts; Elevator

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range hood; Refrigerator
• Bedrooms: 1 bedroom (main level, primary suite)
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard heat; Room air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Window coverings; Unfurnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $68 ($812/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Zoned schools: Village East Community Elementary School (math 2% / reading 27%, grade F, #793 of 966 statewide, top 84%, 689 students, 68% FRL); Prairie Middle School (math 6% / reading 15%, grade F, #245 of 270 statewide, top 91%, 1,383 students, 71% FRL); Overland High School (math 23% / reading 43%, grade F, #216 of 381 statewide, top 57%, 2,109 students, 64% FRL) — zoned schools average 68% FRL vs 21% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 49% district-wide (-30 pts) — the specific schools serving this property underperform the Cherry Creek School District No. 5 In The County Of Arapah average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.3%/yr); 45 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,927 units permitted in Arapahoe County in 2024 (1,525 in 5+ unit buildings).
• This rent is only 17% of the median local income ($77k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 52 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.99% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 4.2

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: -14.5%
• Equity multiple: 0.51×
• Total profit: $-7,538
• Equity at exit: $8,201

10-year hold

• IRR: -21.7%
• Equity multiple: 0.20×
• Total profit: $-12,307
• Equity at exit: $4,755

Cash invested: $15,400 (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 80231

• Rents YoY: -1.3%
• Active inventory: 45
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,095 high
• Mortgage (P&I): −$288
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$23
• HOA: −$462
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $68

Break-even live

Break-even rent $1,009

Max offer price $55,000

Occupancy floor 89%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1304 S Parker Rd Denver, CO	1.0	1.0	612	$1,025	$1.67	17d	3	0.02mi
1304 S Parker Rd Denver, CO	1.0	1.0	612	$1,025	$1.67	4d	3	0.02mi
1306 S Parker Rd #164 Denver, CO	1.0	1.0	600	$1,175	$1.96	24d	1	0.04mi
1306 S Parker Rd Denver, CO	1.0	1.0	612	$1,088	$1.78	16d	3	0.04mi
1302 S Parker Rd Denver, CO	1.0	1.0	615	$1,075	$1.75	24d	3	0.05mi
1302 S Parker Rd #128 Denver, CO	1.0	1.0	600	$950	$1.58	14d	1	0.05mi
7575 E Arkansas Ave Denver, CO	1.0–2.0	1.0–2.0	812	$950	$1.17	1d	31	0.43mi
8822 E Florida Ave Denver, CO	1.0	1.0	598	$772	$1.29	21d	2	0.50mi
8822 E Florida Ave Denver, CO	1.0	1.0	598	$1,048	$1.75	4d	2	0.50mi
1039 S Parker Rd Denver, CO	2.0	1.0–2.0	687	$1,208	$1.76	3d	43	0.51mi
8822 E Florida Ave #112 Denver, CO	1.0	1.0	598	$1,095	$1.83	19d	1	0.52mi
8828 E Florida Ave #117 Denver, CO	1.0	1.0	600	$950	$1.58	4d	1	0.54mi
8824 E Florida Ave Denver, CO	1.0	1.0	599	$972	$1.62	2d	4	0.55mi
8826 E Florida Ave Denver, CO	1.0–2.0	1.0–2.0	728	$1,000	$1.37	24d	3	0.58mi
8826 E Florida Ave #207 Denver, CO	1.0	1.0	598	$1,000	$1.67	4d	1	0.59mi
9110 E Florida Ave Denver, CO	1.0–3.0	1.0–2.0	940	$1,385	$1.47	1d	63	0.71mi
9510 E Florida Ave Unit 1 Denver, CO	1.0	1.0	705	$1,050	$1.49	2d	1	0.91mi
1939 S Quebec Way Denver, CO	1.0–2.0	1.0–2.0	843	$1,274	$1.51	1d	24	1.00mi
1250 S Dayton Ct Aurora, CO	1.0–3.0	1.0–2.0	1040	$1,462	$1.41	1d	44	1.02mi
9900 E Florida Ave Aurora, CO	1.0	1.0	560	$1,095	$1.96	2d	9	1.11mi
1749 S Dayton St Denver, CO	1.0–3.0	1.0–2.0	876	$1,251	$1.43	2d	6	1.13mi
9767 E Colorado Ave Aurora, CO	1.0–2.0	1.0–2.0	804	$1,147	$1.43	2d	7	1.22mi
1355 S Galena St Aurora, CO	1.0–2.0	1.0–2.0	762	$1,078	$1.41	2d	62	1.23mi
2234 S Trenton Way Denver, CO	1.0–3.0	1.0–2.0	967	$1,550	$1.60	1d	34	1.25mi
9758 E Colorado Ave Aurora, CO	1.0–2.0	1.0–1.5	858	$1,200	$1.40	3d	12	1.26mi
7100 E Evans Ave Denver, CO	1.0–2.0	1.0	803	$902	$1.12	1d	38	1.28mi
1503 S Galena Way Aurora, CO	1.0–2.0	1.0–2.0	850	$1,289	$1.52	2d	31	1.29mi

HOA detail condo

• Monthly dues: $462 · $5,544/yr
• Likely covers: watersewertrashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $55,000 Active 52 DOM
2. 2026-06-17
   days on market $55,000 Active 51 DOM
3. 2026-06-16
   days on market $55,000 Active 50 DOM
4. 2026-06-15
   days on market $55,000 Active 49 DOM
5. 2026-06-13
   days on market $55,000 Active 47 DOM
6. 2026-06-13
   pricedays on market $55,000 Active 46 DOM
7. 2026-06-10
   days on market $65,000 Active 43 DOM
8. 2026-06-08
   days on market $65,000 Active 42 DOM
9. 2026-06-07
   days on market $65,000 Active 41 DOM
10. 2026-06-04
    days on market $65,000 Active 38 DOM
11. 2026-06-03
    days on market $65,000 Active 37 DOM
12. 2026-06-02
    days on market $65,000 Active 36 DOM
13. 2026-06-01
    days on market $65,000 Active 35 DOM
14. 2026-05-31
    days on market $65,000 Active 34 DOM
15. 2026-04-27
    listed $65,000 Active 811-char remark

    Show marketing remark (811 chars)

    This first floor condo is a 1 bedroom, 1 bath and has extra storage on the balcony. The beautiful courtyard features a small pond, indoor pool, outdoor pool, sauna, hot tub, tennis courts, and a clubhouse. Building is secured and offers elevators and common laundry. The HOA covers heat, water, sewer, trash and secure entrance! Great investment opportunity for the price! ~Unit is being sold AS-IS, CASH buyers only due to the past fires in the building. Not sure if unit has damage due to fire in November, 2023, but is closed off and currently inaccessible. Great location! Just minutes to DTC, Cherry Creek, University of Denver, Cook Park, light rail, RTD and lots of food and entertainment. Amazing price for a Denver Condo! Pictures of unit are from 2017, and photos of grounds are from 2016 and current.

16. 2026-04-27
    listed $65,000 Active 811-char remark

    Show marketing remark (811 chars)

    This first floor condo is a 1 bedroom, 1 bath and has extra storage on the balcony. The beautiful courtyard features a small pond, indoor pool, outdoor pool, sauna, hot tub, tennis courts, and a clubhouse. Building is secured and offers elevators and common laundry. The HOA covers heat, water, sewer, trash and secure entrance! Great investment opportunity for the price! ~Unit is being sold AS-IS, CASH buyers only due to the past fires in the building. Not sure if unit has damage due to fire in November, 2023, but is closed off and currently inaccessible. Great location! Just minutes to DTC, Cherry Creek, University of Denver, Cook Park, light rail, RTD and lots of food and entertainment. Amazing price for a Denver Condo! Pictures of unit are from 2017, and photos of grounds are from 2016 and current.

17. 2006-09-01
    soldstatus $37,000
18. 1992-10-21
    soldstatus $16,000
19. 1990-06-28
    soldstatus $32,228
20. 1985-07-18
    soldstatus $33,032

ⓘ 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: $290 · $24/mo
• Projected year-2 tax: $302 · $25/mo
• Expected delta: +$13/yr (+$1/mo · 4.3%)

ⓘ 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 ≥92°F today · 16 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: $13,142
• − Mortgage interest: −$3,081
• − Property taxes: −$290
• − Insurance: −$275
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − HOA: −$5,544
• − Depreciation: −$1,600
• Taxable income: $250
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $752/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: Arapahoe County · 715,018 people
• City population: 35,297
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 35,883
• Household income: $76,502
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 2976.0

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 0.63)
• Race & ethnicity: White 55% Hispanic / Latino 22% Black 14% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 3% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 73% English-only · Spanish 12% Arabic 4% Other Indo-European 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: ▼ -518.40%
• Current HPI: 227.0626
• Rent YoY: ▼ -1.26%
• 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

+96.8% since first listed

6 events — show timeline

• 2026-04-27 Listed $65,000 IRES
• 2026-04-27 Listed $65,000 REColorado as Distributed by MLS Grid
• 2006-09-01 Sold (Public Records) $37,000 Public Records
• 1992-10-21 Sold (Public Records) $16,000 Public Records
• 1990-06-28 Sold (Public Records) $32,228 Public Records
• 1985-07-18 Sold (Public Records) $33,032 Public Records

Property tax history

+1.5%/yr

Latest (2025): $290 · +132.9% YoY. Source: county tax records.