2542 S Kendrick Street [Lakewood Notable Sale]
LAKEWOOD NOTABLE: 2542 S Kendrick St | $1.14M House Einstein’s Sophie Kloor did a wonderful job representing the buyers on the acquisition of this home. The inside scoop: We beat out at least 4 other offers and although we weren’t the highest in price, we had the best terms overall. The listing agent was extremely professional in his due diligence while selecting the best offer to get to closing, and we maintained great communication throughout the transaction process. The house itself has views of Red Rocks from the front door, sits on a quiet cul-de-sac and is surrounded by open space. It’s [...]
3030 Dover Drive [Boulder Notable Sale]
BOULDER NOTABLE: 3030 Dover Dr | $1.5M An unusual house, oriented with the short axis facing the street, and with steps on both sides - leading to confusion over the proper “front” of the home. Updated inside, it was quite attractive and functional. The landscaping and outdoor dining area in the back was particularly well executed, with a stepped terrace to a social trail. Perhaps not ideal for small children, but otherwise very attractive. The home had been modernized with a current paint scheme and interior updates. One of the key selling points is that the home is in Table [...]
3085 9th Street [Boulder Notable Sale]
BOULDER NOTABLE: 3085 9th St | $1.46M A smallish lot (~6,300 SQFT) with a tear-down bungalow in Newlands. The house is one property south of the intersection of 9th and Evergreen, east facing, which will limit buildout potential due to solar access rules and the relatively narrow lot (about 50’ wide). Assuming nobody significant (to the city) lived in the house, the powers that be will probably allow the existing early 50’s era structure to be deconstructed. Given the lot size, the maximum floor area under Boulder's Compatible Development ordinance is about 3,300 SQFT, somewhat small given the dirt value was in excess [...]
651 Maxwell Ave [Boulder Notable Sale]
BOULDER NOTABLE: 651 Maxwell Ave | $2.2M Built in the early 1900’s (the actual date is unclear), this three bedroom, two bath home was constructed in the Edwardian Vernacular style and located in Boulder’s Mapleton Historic District. One of its early inhabitants included George Dodd, whose family was one of the early farmers in Niwot. The image on the right is George Dodd with his son Clarence. Although the house itself was relatively small, with only 2,200 SQFT, it featured a reasonable bedroom and bath count. It also had a large, and relatively rare detached 3-car garage. Deal notes: Listed in January [...]
4557 Apple Way [Boulder Notable Sale]
BOULDER NOTABLE: 4557 Apple Way | $2.8M I’ve written about this pocket neighborhood several times in the last couple of years. It’s a hidden gem. Not only do owners enjoy association owned open space, access to city owned open space is directly to the west. There is some potential risk of negative impact to the quality of the open space when the so called “Planning Reserve” is developed, but that could be many years away. From a location perspective, it’s a solid play and continues to sell at a relative discount to better known Boulder neighborhoods. 4557 Apple Way is on [...]
1507 Pine St [Boulder Notable Sale]
BOULDER NOTABLE: 1507 Pine St | $3.92M There are many lessons to be learned from this sale. First, don’t invest in a home based on its views or neighborhood characteristics, without certainty that it’s protected. Second, when marketing a home for sale, wishful thinking is the wrong approach to pricing. This home was originally marketed at $6.0M, more than 50% higher than the eventual sale price. The seller’s WAG was quickly followed by aggressive price cuts, which sends a negative signal to the market. Third, auction-style listings may get the job done but they’re expensive. In addition to paying commissions, [...]
2287 Holyoke Dr [Boulder Notable Sale]
BOULDER NOTABLE SALE: 2287 Holyoke Drive | $1,535,000 A larger lot on an A-rated street in Table Mesa, with a well worn and ready to be scrapped 70’s era bi-level on it. A couple of years ago, I had the nearly identical home two houses up the street under contract for below $1.2M. My buyer bailed out after (a) we determined the feasibility metrics provided by the listing agent were based on inaccurate lot line measurements (b) the seller refused to negotiate a reasonable concession. Due diligence: A curvilinear front lot coupled with non-conforming setbacks can be quite challenging, at least [...]
380 Erie Dr [Boulder Notable Sale]
BOULDER NOTABLE SALE: 380 Erie Drive | $1.73M A moderate sized early 70’s tri-level, located on a 12,000 SQFT lot. The home featured three bedrooms, three baths, and an attached garage. Remodeled seven years ago, the interior was still quite current and tasteful. From a location perspective, the home is west facing and around the corner from the CU Chancellors’ residence. I do have to wonder if the new owners were advised on the potential for development of that land. When it occurs, Caddo Parkway to Mohawk could see a lot more traffic. What is currently used as de facto [...]
5392 Nelson Road [Boulder Notable Sale]
BOULDER NOTABLE SALE: 5392 Nelson Road | $1.9M 35 acres of land and 63 shares of Left Hand Ditch, plus a custom mid-90’s sprawling ranch. The interior was yawn inducing and ready for a gut remodel, but the land and water rights alone were compelling. Adjacent open space to the south is owned by the City of Boulder. Expect to see the new owner invest significant post-acquisition capital remaking the bones of this structure into their dream home. Deal Notes: I wrote about this property when it first hit the market last April, noting that the listing information was incorrect. At [...]
115 W Pine St [Louisville Notable Sale]
LOUISVILLE NOTABLE SALE: 115 W Pine St | $2.35M A late 90’s farmhouse style two-story, with a carriage house. The property featured six bedrooms, five baths, and nearly a half acre of land - just steps away from downtown Louisville. Although Pine is an arterial into Louisville, traffic moves relatively slowly and this house is set back just far enough. In other words, it didn’t stop the buyers from bidding it up. The economics of this deal were interesting. Acquired by the seller in October of 2020, it appears the kitchen was renovated, additional square footage finished, and interior painted in [...]
2800 5th St [Boulder Notable Sale]
BOULDER NOTABLE SALE: 2800 5th St | $3.5M We took several clients to see this newly constructed home in Newlands while it was on the market. Modern and attractive, it still had several significant challenges. The biggest problem was the layout lacked an easily accessible powder room on the main. The home also suffered from a disconnected and small outdoor living area, and a relative lack of privacy next to its sister house next door.Deal notes: Listed in October of last year, the seller cut the price dramatically after a few weeks on the market. The listing expired, but it [...]
4650 Holiday Dr 201 [Boulder Notable Sale]
BOULDER NOTABLE SALE: 4650 Holiday Dr #201 | $750K Two words: Smart Buy. The Crescent building in the Holiday Neighborhood faces mostly south and fronts on the park. This gives each unit very nice views and a sense of spaciousness. We’ve tracked each sale over the years. It’s a deeply compelling investment opportunity in a solid, well established location. Once construction is completed on Broadway and the Amory is occupied, expect the retail mix in this location to continue to improve. Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and Denver real [...]
4614 Almond Ln 2 [Boulder Notable Sale]
BOULDER NOTABLE SALE: 4614 Almond Ln 2 | $785K A nearly identical comp listed and sold a few weeks before we took this lovely townhome to market. This unit featured a beautifully updated kitchen and main level, updated windows, new sliding glass door, and more. This helped push the envelope upward +$30K from the previous sale. Deal notes: We love working with repeat clients and this was our third transaction for these sellers. To help maximize sale price, we made sure to reach out to buyers who participated in the bidding war from the most recent comp in the neighborhood. In [...]
500 W Sycamore Cir [Louisville Notable Sale]
LOUISVILLE NOTABLE SALE: 500 W Sycamore Cir | $1.08MA rather unique two-story, backing to open space, and remodeled inside and out. The mostly cosmetic changes are eye catching and unusual. The location is stellar.Deal notes: Listed for $895K, it was on the market for a few days. It sold for 180K over list, not cash. Like this content? Check out Fresh Listings. It's our review of the most compelling new listings to hit the Boulder and Denver real estate market | SubscribeNote: The Realtors at House Einstein did not represent the buyers or sellers of this property. Our discussion of notable sales is designed [...]
3044 8th St [Boulder Notable Sale]
BOULDER NOTABLE SALE: 3044 8th St | $3.18M We showed this home to several sets of buyers last summer when it first hit the market with an asking price of $3.5M. Built 22 years ago, it features five bedrooms, four baths, and about 4,800 SQFT. The home is traditionally designed and sports somewhat dated finishes. Our clients were OK with factoring in a cosmetic remodel, but the deal killer was the limited utility in the tight outdoor spaces. The backyard and outdoor entertaining areas were not up to snuff, at least for our buyers. Deal notes: Listed at $3.5M in June, [...]
