Score
0Boulder, CO
2445 Bluff St
800K
2 beds
1 baths
1,015 sqft
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
0:000:00 / 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• Outdated Condition: Built in 1910, the property likely requires extensive updates to its electrical, plumbing, and HVAC systems.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, 2022Justine KochJustine Anne Koch, Justine A Koch Revocable Trust
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
May 12, 2021Justine Koch, Estate Of Cyrus KochJustine Koch
Intrafamily Transfer
Non-Arm's Length Transactions
$330,525Financed
Apr 23, 2003Hans Marcel Daniels, Katie Mckenna DanielsCyrus Koch
Warranty Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Jun 20, 2002Katie Mckenna Daniels, Hans Marcel DanielsHans Marcel Daniels, Katie Mckenna Daniels
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Jun 10, 2002Katie Mckenna Daniels, Hans M DanielsKatie Mckenna Daniels, Hans Marcel Daniels
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Jun 2, 2002Katie Mckenna DanielsKatie Mckenna Daniels, Hans Marcel Daniels
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
May 9, 2002Richard PattermanKatie Mckenna Daniels, Hans M Daniels
Quit Claim Deed
Non-Arm's Length Transactions
$0Financed
Sep 10, 1998Daniels Hans Marcel Katie Marie MckennaHans Marcel Daniels, Katie Mckenna Daniels
Quit Claim Deed
Non-Arm's Length Transactions
$0Cash Purchase
Feb 13, 1998Richard J Fleming, Carole S FlemingKatie Mckenna Daniels, Hans M Daniels
Quit Claim Deed
Non-Arm's Length Transactions
$0Cash Purchase
Oct 17, 1997Katie 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
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Schools
Nearby school quality by education level
Elementary
6.0/10
GoodMiddle
3.0/10
Below AverageHigh
8.0/10
ExcellentFinancials
Monthly Costs
Market Rent (2 bed)
Get a detailed estimate on Zillow$2,020
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Location & Comparables
Subject Property
Comparable Sales
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
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 2645 Tabriz Pl #11, Boulder, CO 80304 | $600,000 | 1,030 | 3 | 1 | $58326.1% | 10/17/2024 |
| 2645 Tabriz Place #11, Boulder, CO 80304 | $600,000 | 1,030 | 3 | 1 | $58326.1% | 10/17/2024 |
| 1666 North Street, Boulder, CO 80304 | $1,075,000 | 1,113 | 2 | 1 | $96622.5% | 11/1/2024 |
| 1666 North St, Boulder, CO 80304 | $1,075,000 | 1,113 | 2 | 1 | $96622.5% | 11/1/2024 |
| 3003 Valmont Rd #110, Boulder, CO 80301 | $47,000 | 980 | 2 | 1 | $4893.9% | 10/9/2024 |
| 3003 Valmont Road, Boulder, CO 80301 | $47,000 | 980 | 2 | 1 | $4893.9% | 10/8/2024 |
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
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