Upset sellers and agents often call to ask why their property didn’t make my list.   
For some Boulder properties, the problem is location – the #1 factor for long term appreciation. Other times, their asking price is way too high and far out of line with the comps. Maybe the potential tenant mix is severely limited or the previous owner butchered it beyond repair.  


The bottom line is that I’m not just a Realtor, I’m also a real estate investor. My goal is to help you make a smarter real estate decision and If I can’t see the investment thesis, it simply doesn’t make the weekly list. 


Every week, I review new Boulder listings and pick the best. For fun, I also regularly include a few notable sales (at the end of this post). Happy real estate shopping.


Note: For photos, you’ll need to click the links to More Details. Sophie (my assistant) is on vacation.   



To schedule showings (which always includes a discussion of valuation, price trends, and negotiation tactics) – call Osman at 303.746.6896.

Fresh Listings




Boulder 


2085 Balsam Dr | Asking $2.7MM | More Details 
Unlike most listing hyperbole, this location and view is actually in limited supply. Modern remodel? Also hard to find in Boulder. Add those factors together and you’ve got a unicorn. If modern, views, and a premium location are on your must have list, call me to go see this one.  

465 University Ave | Asking $1.6MM | More Details 

28 Pine Brook Rd | Asking $929K | More Details 

Longmont 


1126 3rd Ave | Asking $795K | More Details 
West side of Old Town (think Boulder’s Mapleton Hill). Walk to funky restaurants, art galleries, and the retro bars on Main.  No students and far fewer transient problems than Boulder.  A long term value play. Due diligence:  This one is right on 3rd, which does get some traffic. A better location would be a few houses away, but this is still worth a look. 




Investment Opportunities 


1045 11th St | Asking $744K | More Details
Rented at $5250, the cap rate on this is high and the location epic – if you’re a CU student.  Due diligence: Boulder is cracking down on over occupied rentals and illegal co-ops.  What was widely ignored for decades is now starting to meet enforcement.  Check occupancy rules, how enforcement actually works, and evaluate your risk carefully. 

To schedule showings (which always includes a discussion of valuation, price trends, and negotiation tactics) – call Osman at 303.746.6896.

Sold Listings of Note


1013 Berea Dr | $805K | More Details 
Ranch style homes are popular with boomers and other buyers who want living, eating, and sleeping spaces on the same level. This one attracted a bidding war and drove the sale price to $56K over asking. Seller acquired the property in ’98 for $230K and did some cosmetic updates. The new Lucky’s addition to the Table Mesa plaza adds value to the walkable retail mix.




3601 Arapahoe Ave #301 | $495K | More Details 

As a complex, Remington Post is past its prime and desperately needs a remodel. Look past that and you’ll find a reasonably well built complex that rents easily and shouldn’t require constant cash infusions to keep in good repair.  In other words, a solid play for an investor. The buyer paid $20K over asking, or $370,000.  Compare that to a smaller 2 bedroom at Gold Run for 10% to 12% more. It’s true that Gold Run has a somewhat better location but the tenant mix is also similar at a far lower cap rate. This was a value play. 

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The ideas and strategies described in this blog are the opinion of the writer and subject to business, economic, and competitive uncertainties.   We strongly recommend conducting rigorous due diligence and obtaining professional advice before buying or selling real estate.


picture:  Eniko Polgar