5250 S Huron Way Unit 1-103

Littleton, CO 80120

$210,000D-

1 bd · 1.0 ba · 480 sqft · Built 1986 · Condo · Active · 78 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,883/mo
• Mortgage (P&I): −$1,101
• Tax + insurance: −$204
• HOA: −$246
• Vac / Maint / Mgmt: −$395
• Net cashflow: $-64/mo
• Annual: $-769/yr
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• 1% rule: 0.90%
• Cash to close: $58,800

Investor read

• This is a 1-bed/1.0-bath condo listed at $210k.
• 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).
• It's been on market 78 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $188k (10.3% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Arapahoe County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?