masterkey logo
2445 Bluff St
Score
0
Boulder, CO

2445 Bluff St

800K
2 bd • 1 ba • 1,015 sf

This analysis was generated on 2/20/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

AI Property Analysis

0:00
0:00 / 0:00
List Price

$800,000

Price/Sq.Ft

$788

Year Built

1910

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

• Prime Location: The property is located in the highly coveted Whittier neighborhood, known for its proximity to downtown Boulder, Pearl Street Mall, and 29th Street Mall. This central location offers convenient access to shopping, dining, entertainment, and outdoor recreation. • Zoning for Duplex: The property's zoning allows for a duplex, presenting an opportunity to increase density and rental income. This is a valuable asset in Boulder's high-demand housing market. • Lot Size and Potential: While the square footage of the existing structure is limited (1,015 sq ft), the lot may offer potential for expansion or redevelopment. A custom rebuild could maximize the property's value and create a more desirable living space. • Access to Amenities: The property is within walking distance of Pearl Street Mall, 29th Street Mall, hiking trails, and dog parks. It's also a short drive to Eldora Mountain Ski Resort, providing access to a wide range of activities.

The Bad

• Significant Structural Issues: The property has known structural issues requiring costly repairs. The listing explicitly states that engineer reports are available upon request, indicating the severity of the problems. This will deter many buyers and significantly increase renovation costs. • High Price per Square Foot: At $788.18 per square foot, the property is expensive, especially considering its condition. Comparable properties in Boulder, without structural issues, may offer better value. • Outdated Condition: Built in 1910, the property likely requires extensive updates to its electrical, plumbing, and HVAC systems. These upgrades will add to the overall renovation costs. • Low-Rated Middle School: Casey Middle School, serving grades 6-8, has a rating of only 3/10. This may be a concern for families with children in that age group. Homes near highly rated schools typically command a premium in Boulder.

The Ugly

• High Renovation Costs: Addressing the structural issues and updating the property's systems could easily cost $200,000 or more. This significant investment may not be recouped in the property's resale value, especially if market conditions change. • Holding Costs: During the renovation period, you'll incur holding costs such as mortgage payments, property taxes, and insurance. These expenses can add up quickly and erode your potential profit. • Uncertainty: Renovation projects are inherently unpredictable. Unexpected issues may arise, leading to cost overruns and delays. This uncertainty can be stressful and financially draining. • Safety Concerns: Given the age of the property and the presence of structural issues, there may be safety concerns related to lead paint, asbestos, or other hazardous materials. Testing and remediation may be required, adding to the overall costs.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

• Investors seeking a property with high redevelopment potential in a prime Boulder location. The zoning allows for a duplex, presenting an opportunity to maximize rental income or create a multi-generational living space. Given the scarcity of land in Whittier, this is a unique investment. • Buyers looking to customize a home in a sought-after neighborhood. While the property requires significant renovation, it allows for a personalized design in a desirable location near Pearl Street and other Boulder amenities. • Individuals who prioritize location and walkability over the current condition of the property. The proximity to Pearl Street Mall, 29th Street Mall, hiking trails, and Eldora Mountain Ski Resort provides convenient access to Boulder's attractions. • Those with experience in complex renovation projects and a network of trusted contractors. The structural issues require careful planning and execution to ensure a successful outcome.

Not For

• Buyers seeking a move-in-ready home. The property requires extensive renovations due to structural issues, making it unsuitable for those who want a hassle-free purchase. • Individuals with limited renovation budgets or DIY skills. Addressing the structural issues will require significant financial investment and professional expertise. • Risk-averse buyers. Purchasing a property with known structural problems involves inherent risks and uncertainties. Unexpected issues may arise during the renovation process, leading to additional costs and delays. • Those prioritizing top-rated schools. The local middle school has a rating of 3/10, which may not meet the needs of families with children in that age group.
Demographics
Area Median Income

$98,985

Property History

Price History
Ownership Timeline
$0Cash Purchase
Feb 7, 2022
Justine KochJustine Anne Koch, Justine A Koch Revocable Trust
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
May 12, 2021
Justine Koch, Estate Of Cyrus KochJustine Koch
Intrafamily Transfer
Non-Arm's Length Transactions
$330,525Financed
Apr 23, 2003
Hans Marcel Daniels, Katie Mckenna DanielsCyrus Koch
Warranty Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Jun 20, 2002
Katie Mckenna Daniels, Hans Marcel DanielsHans Marcel Daniels, Katie Mckenna Daniels
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Jun 10, 2002
Katie Mckenna Daniels, Hans M DanielsKatie Mckenna Daniels, Hans Marcel Daniels
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Jun 2, 2002
Katie Mckenna DanielsKatie Mckenna Daniels, Hans Marcel Daniels
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
May 9, 2002
Richard PattermanKatie Mckenna Daniels, Hans M Daniels
Quit Claim Deed
Non-Arm's Length Transactions
$0Financed
Sep 10, 1998
Daniels Hans Marcel Katie Marie MckennaHans Marcel Daniels, Katie Mckenna Daniels
Quit Claim Deed
Non-Arm's Length Transactions
$0Cash Purchase
Feb 13, 1998
Richard J Fleming, Carole S FlemingKatie Mckenna Daniels, Hans M Daniels
Quit Claim Deed
Non-Arm's Length Transactions
$0Cash Purchase
Oct 17, 1997
Katie Mc Kenna Daniels, Hans M DanielsRichard Patterman
Quit Claim Deed
Non-Arm's Length Transactions

Property Taxes

$6,002
2024 Tax Assessment
14.2%from previous year
Assessed Value$73,184
Tax Rate8.20%

Sunlight Analysis

Visualize how sunlight affects this property throughout the day and year.

Sunlight Analysis

Data provided by Shadowmap

Loading sunlight data...

Risk Assessment

Climate Risks

heatMINIMAL

7 extreme heat days per year

98th percentile: 92°F

airMINIMAL

2 bad air quality days per year

fireMINIMAL

Insurance: Recommended

floodMINIMAL

FEMA Zone: Minimal Risk Area

Insurance: Optional

windMINIMAL

Insurance: Optional

Risk Analysis

• Structural Issues: The most significant risk is the cost and complexity of the structural repairs. Obtain detailed engineer reports and multiple contractor bids to accurately assess the scope of work and associated expenses. Unexpected issues may arise during the renovation process, potentially increasing costs. • Renovation Timeline: The renovation project may take longer than anticipated, especially if unexpected issues arise. Factor in potential delays and additional expenses when planning your timeline and budget. • Zoning Restrictions: While the property is zoned for a duplex, ensure that your renovation plans comply with all local zoning regulations. Obtain necessary permits and approvals before starting any work. • Market Fluctuations: The Boulder real estate market is subject to fluctuations. Changes in interest rates, economic conditions, or local regulations could affect the property's value after renovation. • Competition: Boulder's real estate market is highly competitive. Even after renovation, the property may face competition from other renovated homes or new construction in the area.
Insurance
Annual Cost

$2,880

$240 per month

Price Prediction Challenge

Think you know what 2445 Bluff St will sell for? Put your market expertise to the test!

Be the first to predict

Your local insight could help set the benchmark for other buyers.

No predictions yet

Kick off the challenge by making your guess. You'll help other buyers get a feel for this property’s value—and you might just claim the top spot when it sells.

Schools

Boulder High School

Public•Grades 9-12
8/10
High
2,064 students

Whittier Elementary School

Public•Grades K-5
6/10
Elementary
381 students

Casey Middle School

Public•Grades 6-8
3/10
Middle
670 students

Financials

Monthly Costs
Market Rent (2 bed)

$2,020

Get a detailed estimate on Zillow®
Unlock Premium Features

Supercharge Your Property Analysis

Get unlimited AI-powered insights and analysis to make confident decisions about any property you're interested in.

Best for serious buyers
  • Unlimited AI analysis
  • Unlimited AI chat
  • Advanced tools & insights
$24.92/mo
Billed yearlySave 17% ($60/year)
Cancel anytime • 30-day money-back guarantee

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Subject Property

Price
$800,000
Price/sqft
$788
Layout
2 bd•1 ba
Days on market
25 daysat time of analysis

Stats in the Area

Based on 6 comparable properties nearby

Average Price

$574,000

39.4%

Your price is 39.4% above average

Median Price

$600,000

33.3%

Based on 6 recent sales

Price per Sq.Ft

$532

48.2%

Your price is 48.2% above average $/sqft

Comparable Properties

2645 Tabriz Pl #11, Boulder, CO 80304
Price: $600,000
Sq.Ft: 1,030
Beds/Baths: 3/1
$/Sq.Ft:
$58326.1%
Sale Date: 10/17/2024
2645 Tabriz Place #11, Boulder, CO 80304
Price: $600,000
Sq.Ft: 1,030
Beds/Baths: 3/1
$/Sq.Ft:
$58326.1%
Sale Date: 10/17/2024
1666 North Street, Boulder, CO 80304
Price: $1,075,000
Sq.Ft: 1,113
Beds/Baths: 2/1
$/Sq.Ft:
$96622.5%
Sale Date: 11/1/2024
1666 North St, Boulder, CO 80304
Price: $1,075,000
Sq.Ft: 1,113
Beds/Baths: 2/1
$/Sq.Ft:
$96622.5%
Sale Date: 11/1/2024
3003 Valmont Rd #110, Boulder, CO 80301
Price: $47,000
Sq.Ft: 980
Beds/Baths: 2/1
$/Sq.Ft:
$4893.9%
Sale Date: 10/9/2024
3003 Valmont Road, Boulder, CO 80301
Price: $47,000
Sq.Ft: 980
Beds/Baths: 2/1
$/Sq.Ft:
$4893.9%
Sale Date: 10/8/2024

Frequently Asked Questions

Property Discussion

Start the Conversation

Share your insights on this property—did you visit the open house? Know of any hidden pros or cons? Your street-level knowledge could be exactly what another buyer needs.

You
Potential Savings
$24,000
Join 1,000+ buyers

Analyze Any Property for Free

Get instant insights and potential savings on any Zillow® listing.

Free Analysis
AI-Powered Insights
Instant Results

Similar Properties

1258 Ethereal Cir
Colorado Springs, CO
0 pts

1258 Ethereal Cir

$765K
4
3
3,827
View Analysis
251 Bobcat Ln
Redstone, CO
0 pts

251 Bobcat Ln

$679K
4
2
2,165
View Analysis
6403 Zang Court
Arvada, CO
0 pts

6403 Zang Court

$650K
4
4
2,185
View Analysis
View All Properties