4461 West Ct · Boulder, CO 80304

$236,700

1 bd · 1.0 ba · 634 sqft · Condo public records · 27 Days on market

Built 2026 Good condition $300/mo HOA · 14% of rent

---

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 +9.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

CITY OF BOULDER AFFORDABLE HOUSING, buyer must qualify. Welcome to 4461 West Court - North Boulder modern carriage house perched above its own private garage, this charming carriage house delivers the best of North Boulder living in a fresh, move-in-ready package with all new appliances including washer/dryer. Clean contemporary lines, crisp gray lap siding with white trim, and a welcoming cute deck at the front door. Step inside to discover a bright, efficiently designed two-bedroom layout where natural light pours through thoughtfully placed windows. The elevated position of the home offers pleasant views and a sense of privacy that's rare. Below, the private one car garage keeps your car

Key facts

• Pleasant views
• Private garage
• New appliances

Tags

• PRIVATE GARAGE
• NEW APPLIANCES
• BRIGHT TWO-BEDROOM LAYOUT
• PLEASANT VIEWS
• PRIVATE ONE CAR GARAGE
• MILES OF TRAILS

Property features AI

Finance

• Other: Minimal flood risk (C rating)
• HOA & community: Ponderosa HOA; Monthly HOA fee of $300; HOA covers common amenities, trash, snow removal, management, utilities, and exterior maintenance; Association transfer fee and reserves in place; Pets allowed: dogs and cats; Community park

Exterior

• Parking: Detached garage (1 space); Detached parking
• Utilities: City water with meter installed; Public sewer; Natural gas available (Xcel); Electricity available
• Home design: Residential property; One story; Attached property; Second-floor structure with outside entry
• Construction: Frame construction; Composition roof; New construction (completed)
• Exterior features: Deck; Paved lot

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 2 bedrooms (all bedrooms conform)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Open floorplan; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $237k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (6.3% below list).
• Recommended offer: $210k (11.3% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: Foothill Elementary School (math 52% / reading 77%, grade B, #62 of 966 statewide, top 7%, 437 students, 9% FRL); Boulder High School (math 64% / reading 81%, grade B+, #18 of 381 statewide, top 4%, 2,074 students, 28% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 256 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,029 (11.3% 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. 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.21×
• Total profit: $-52,479
• Equity at exit: $35,293

10-year hold

• IRR: -22.0%
• Equity multiple: -0.06×
• Total profit: $-70,355
• Equity at exit: $20,465

Cash invested: $66,276 (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 80304

• Rents YoY: 1.8%
• Active inventory: 256
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,217 medium
• Mortgage (P&I): −$1,241
• Tax est. 1.5%: −$296 /mo · $3,550/yr
• Insurance: −$99
• HOA: −$300
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-184

Break-even live

Break-even rent $2,450

Max offer price $210,029

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-103	+0% $-184	+5% $-266	+10% $-348
Rent	-10% $-359	-5% $-272	+0% $-184	+5% $-97	+10% $-9
Rate	-1.0pp $-65	-0.5pp $-124	base $-184	+0.5pp $-246	+1.0pp $-308

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: $59,175
• Closing costs: $7,101
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4456 Broadway Boulder, CO	2.0	1.0–2.0	670	$2,060	$3.07	14d	4	0.18mi
4560 13th St Boulder, CO	1.0–2.0	1.0–2.5	912	$1,740	$1.91	14d	6	0.24mi
4775 13th St Boulder, CO	4.0	1.0–4.5	1547	$2,809	$1.82	14d	28	0.42mi
4650 Holiday Dr #203 Boulder, CO	1.0	1.0	736	$3,295	$4.48	14d	1	0.43mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $236,700 Active 27 DOM
2. 2026-06-17
   days on market $236,700 Active 26 DOM
3. 2026-06-16
   days on market $236,700 Active 25 DOM
4. 2026-06-15
   days on market $236,700 Active 24 DOM
5. 2026-06-14
   days on market $236,700 Active 22 DOM
6. 2026-06-13
   days on market $236,700 Active 21 DOM
7. 2026-06-10
   days on market $236,700 Active 19 DOM
8. 2026-06-09
   days on market $236,700 Active 18 DOM
9. 2026-06-09
   days on market $236,700 Active 17 DOM
10. 2026-06-07
    days on market $236,700 Active 16 DOM
11. 2026-06-05
    days on market $236,700 Active 13 DOM
12. 2026-06-03
    days on market $236,700 Active 12 DOM
13. 2026-06-02
    days on market $236,700 Active 11 DOM
14. 2026-06-01
    days on market $236,700 Active 10 DOM
15. 2026-05-31
    days on market $236,700 Active 9 DOM
16. 2026-05-30
    days on market $236,700 Active 8 DOM
17. 2026-05-22
    listed $236,700 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,604
• − Mortgage interest: −$13,259
• − Property taxes: −$3,550
• − Insurance: −$1,184
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − HOA: −$3,600
• − Depreciation: −$6,886
• Taxable loss: −$6,131
• Est. tax savings @ 24.0%: +$1,471
• After-tax cash flow: $-740/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready carriage house in Boulder offers a fresh, modern interior with a good condition exterior and a new deck. It's an excellent investment opportunity with potential for value-add improvements.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 25,383
• Household income: $126,558
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 891.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Romanian 4% Slovak 3%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -1111.31%
• Current HPI: 324.6478
• Rent YoY: ▲ 1.82%
• 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

1 event — show timeline

• 2026-05-22 Listed $236,700 IRES