5250 S Huron Way Unit 1-103 · Littleton, CO 80120

$210,000

1 bd · 1.0 ba · 480 sqft · Condo public records · 78 Days on market

Built 1986 $246/mo HOA · 13% of rent

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Why this score? — see what drove the D- 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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2/1 Buydown offered, so payments are affordable!!! OR if you need help on the down payment, $5,000 concession offered for closing fees/down payment. This fully remodeled unit features a completely new bathroom with a walk-in shower, large walk-in closet, updated kitchen with self-close cabinets, deep drawers, 2 lazy-susans, quartz counters and backsplash, and all new SS appliances included. Full-sized washer and dryer also come with the unit. New windows, luxury vinyl flooring, fresh paint, and a tiled fireplace enhance the space. Enjoy a tankless water heater, a ground-floor patio, and a grassy area-ideal for pets. The attached carport is conveniently located on the back of the unit. Hickory Place is between Cornerstone Park with Pickleball courts, bocce, and Progress Park and just minutes from DTC and Downtown Littleton. Move-in ready.

Key facts

• New bathroom
• Remodeled unit
• Self-close cabinets

Tags

• REMODELED UNIT
• NEW BATHROOM
• WALK-IN SHOWER
• LARGE WALK-IN CLOSET
• UPDATED KITCHEN
• SELF-CLOSE CABINETS

Property features AI

Finance

• HOA & community: Hickory Place Condo Association (professionally managed); Monthly HOA fee approximately $246.56

Exterior

• Parking: 1 total parking space; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Condominium, attached end unit; Low-rise building (1–3 stories); One level, ground entry, entry level 1
• Construction: Wood siding; Composition roof
• Exterior features: Patio; Paved public road frontage; Publicly maintained road

Interior

• Kitchen: Cooktop; Oven; Dishwasher; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Quartz counters; Vinyl flooring; Family room fireplace
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-64 ($-769/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (10.3% below list).
• Recommended offer: $188k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.2% in Littleton — 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 69/100 on livability (#95 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A-; Watch: cost of living F, health & safety F.
• Littleton School District No. 6 In The County Of Arapahoe (suburban): math 50% / reading 69% proficiency, ranked #5 of 86 in CO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Field Elementary School (math 15% / reading 12%, grade F, #824 of 966 statewide, top 88%, 273 students, 68% FRL); Goddard Middle School (math 37% / reading 52%, grade D, #56 of 270 statewide, top 23%, 552 students, 30% FRL); Littleton High School (math 45% / reading 74%, grade C+, #53 of 381 statewide, top 17%, 1,224 students, 26% FRL) — zoned schools average 42% FRL vs 16% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 60% district-wide (-20 pts) — the specific schools serving this property underperform the Littleton School District No. 6 In The County Of Arapahoe average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 154 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 78 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $210k implies a 536% gain — meaningful room to come down on a strong offer.

Recommended offer $188,295 (10.3% 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 78 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.90% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 9.3

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: -22.1%
• Equity multiple: 0.26×
• Total profit: $-43,540
• Equity at exit: $31,312

10-year hold

• IRR: -26.8%
• Equity multiple: -0.09×
• Total profit: $-64,131
• Equity at exit: $18,157

Cash invested: $58,800 (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 80120

• Rents YoY: -0.9%
• Active inventory: 154
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$88
• HOA: −$246
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-64

Break-even live

Break-even rent $1,964

Max offer price $198,675

Occupancy floor 98%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5820 S Windermere St Littleton, CO	2.0	1.0–2.0	639	$1,462	$2.29	3d	10	0.81mi
2490 Main St Unit 1380031P Littleton, CO	1.0–2.0	1.0–1.5	290	$3,735	$12.88	3d	2	1.10mi

HOA detail condo

• Monthly dues: $246 · $2,952/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $210,000 Active 78 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   price $210,000 Active 77 DOM
4. 2026-06-17
   days on market $227,000 Active 77 DOM
5. 2026-06-16
   days on market $227,000 Active 76 DOM
6. 2026-06-15
   days on market $227,000 Active 75 DOM
7. 2026-06-13
   days on market $227,000 Active 73 DOM
8. 2026-06-09
   days on market $227,000 Active 69 DOM
9. 2026-06-08
   days on market $227,000 Active 68 DOM
10. 2026-06-07
    days on market $227,000 Active 67 DOM
11. 2026-06-04
    days on market $227,000 Active 64 DOM
12. 2026-06-03
    days on market $227,000 Active 63 DOM
13. 2026-06-02
    days on market $227,000 Active 62 DOM
14. 2026-06-01
    days on market $227,000 Active 61 DOM
15. 2026-05-31
    days on market $227,000 Active 60 DOM
16. 2026-04-01
    listed $235,000 Active 849-char remark

    Show marketing remark (849 chars)

    2/1 Buydown offered, so payments are affordable!!! OR if you need help on the down payment, $5,000 concession offered for closing fees/down payment. This fully remodeled unit features a completely new bathroom with a walk-in shower, large walk-in closet, updated kitchen with self-close cabinets, deep drawers, 2 lazy-susans, quartz counters and backsplash, and all new SS appliances included. Full-sized washer and dryer also come with the unit. New windows, luxury vinyl flooring, fresh paint, and a tiled fireplace enhance the space. Enjoy a tankless water heater, a ground-floor patio, and a grassy area-ideal for pets. The attached carport is conveniently located on the back of the unit. Hickory Place is between Cornerstone Park with Pickleball courts, bocce, and Progress Park and just minutes from DTC and Downtown Littleton. Move-in ready.

17. 2026-04-01
    listed $235,000 Active 849-char remark

    Show marketing remark (849 chars)

    2/1 Buydown offered, so payments are affordable!!! OR if you need help on the down payment, $5,000 concession offered for closing fees/down payment. This fully remodeled unit features a completely new bathroom with a walk-in shower, large walk-in closet, updated kitchen with self-close cabinets, deep drawers, 2 lazy-susans, quartz counters and backsplash, and all new SS appliances included. Full-sized washer and dryer also come with the unit. New windows, luxury vinyl flooring, fresh paint, and a tiled fireplace enhance the space. Enjoy a tankless water heater, a ground-floor patio, and a grassy area-ideal for pets. The attached carport is conveniently located on the back of the unit. Hickory Place is between Cornerstone Park with Pickleball courts, bocce, and Progress Park and just minutes from DTC and Downtown Littleton. Move-in ready.

18. 2009-02-19
    soldstatus $33,000 247-char remark

    Show marketing remark (247 chars)

    HUD HOME SOLD 'AS IS' BY ELECTRONIC BID ONLY FHA #052-332503 AVAIL 1/2/09 BID DUE ON/ BEFORE 1/6/09 @11:59PM OR TIL SOLD NOT ON LOCK BOX -BUY KEY FROM LISTOR $2 $100 DWN/PYMNT OWNER/OCCUPANT WHO SUBMIT FU LL PRICEON FHA PRPTY/W/FHA FIN.SEE WEBSITE

19. 2008-10-10
    listed $33,000 247-char remark

    Show marketing remark (247 chars)

    HUD HOME SOLD 'AS IS' BY ELECTRONIC BID ONLY FHA #052-332503 AVAIL 1/2/09 BID DUE ON/ BEFORE 1/6/09 @11:59PM OR TIL SOLD NOT ON LOCK BOX -BUY KEY FROM LISTOR $2 $100 DWN/PYMNT OWNER/OCCUPANT WHO SUBMIT FU LL PRICEON FHA PRPTY/W/FHA FIN.SEE WEBSITE

20. 2002-07-25
    soldstatus $78,000
21. 1995-12-21
    soldstatus $32,000

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,595
• − Mortgage interest: −$11,763
• − Property taxes: −$1,402
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − HOA: −$2,952
• − Depreciation: −$6,109
• Taxable loss: −$4,297
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $262/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: Littleton School District No. 6 In The County Of Arapahoe
• NCES district ID: 0805310
• Math proficiency: 50% ▼ -3.00%
• Reading proficiency: 69% ▲ 3.00%
• Median HH income: $72,130
• Composite: 52.7/100
• National rank: #1551
• State rank: #5 of 86 in CO

Livability — Littleton

• Score: 69/100
• State rank: #95
• US rank: #8386

Category grades

Amenities C+ Commute A+ Cost of living F Crime C+ Employment A+ Housing A- Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Littleton, CO
• County: Arapahoe County · 715,018 people
• City population: 126,616
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 29,725
• Household income: $94,296
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1527.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Slovak 4% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -478.26%
• Current HPI: 272.6876
• Rent YoY: ▼ -0.95%
• 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

+634.4% since first listed

6 events — show timeline

• 2026-04-01 Listed $235,000 IRES
• 2026-04-01 Listed $235,000 REColorado as Distributed by MLS Grid
• 2009-02-19 Sold (MLS) $33,000 REColorado as Distributed by MLS Grid
• 2008-10-10 Listed $33,000 REColorado as Distributed by MLS Grid
• 2002-07-25 Sold (Public Records) $78,000 Public Records
• 1995-12-21 Sold (Public Records) $32,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,402 · +8.1% YoY. Source: county tax records.