Is there a multi-unit income property for sale on University Hill in Boulder?
Yes. 856 10th St is a three-unit, 8-bedroom income property on Boulder's University Hill, two blocks from Chautauqua Park, with a new roof in 2022 and recent kitchen and bath updates.
Multi-unit properties on University Hill do not come up often, and when they do, investors pay attention. The combination of location, walkability, and steady rental demand near the University of Colorado Boulder campus has long made The Hill one of the most closely watched parts of the Boulder real estate market.
856 10th St, listed by The Bernardi Group, is a Boulder income property that brings together size, layout, and location. It offers three units with 8 bedrooms in total, in a 1909 brick and stone building two blocks from Chautauqua Park. Below, our Boulder Realtors walk through the property, the recent improvements, and what investors should research before making an offer.
Where Is 856 10th St?
The property sits in the University Place subdivision on University Hill in Boulder (80302), within the City of Boulder. According to the listing, it is two blocks from Chautauqua Park and close to campus. The street is paved with gutters and sidewalks, and the MLS lists foothills views.
University Hill sits between the CU Boulder campus and the foothills. Residents can walk to Chautauqua's trailheads, the shops and restaurants of The Hill, and campus. For rental property owners, that walkability is a big part of the neighborhood's appeal.
The Units
According to the MLS, the property totals approximately 2,640 square feet (per assessor records) and includes three units:
- 2-bedroom unit: Bedrooms 2; Bathrooms 1; Notes (per MLS) 1 parking space
- 3-bedroom unit: Bedrooms 3; Bathrooms 1; Notes (per MLS) 1 parking space
- 3-bedroom unit: Bedrooms 3; Bathrooms 2; Notes (per MLS) Basement unit
The listing describes the layout as upper and lower level units, with 8 bedrooms in total. The building is a tri-level cottage and bungalow style home of brick and stone construction, with a full basement that is more than 90 percent finished.
Recent Improvements
According to the listing, recent improvements include:
- A new roof installed in 2022
- An updated kitchen from approximately five years ago, with newer cabinets and appliances
- A recently updated bathroom
Other features noted in the MLS include wood floors, an eat-in kitchen, a pantry, an open floor plan, hot water heat, and a main floor bedroom and bath.
Outdoor Spaces and Views
The property offers a welcoming front porch. According to the listing, a terrace off the larger bedroom has mountain views. The MLS also lists a balcony.
In a neighborhood where outdoor space is limited, these features add real value for residents and help the property stand out among other Boulder rentals.
Current Leasing and Utilities
According to the MLS, the existing lease is month-to-month. Tenants pay the deposit and their own gas, electric, water, sewer, and trash.
A month-to-month lease structure can give a new owner flexibility, whether you plan to continue renting the units as they are or make changes over time. Your plans should account for the rights of existing tenants under Colorado law, so we recommend consulting a qualified real estate attorney about lease terms and tenant rights.
Income and expense details for the property are available in the MLS. Because investment decisions depend on your own financial goals and assumptions, we recommend reviewing those figures with a qualified financial advisor or CPA. Our team is glad to share the listing data with you directly.
What Investors Should Research in Boulder
Owning a rental property in Boulder comes with specific local requirements. Before you buy, we suggest looking into:
- City of Boulder rental licensing. Boulder requires rental licenses for rental properties. Confirm the current license status and what is required to maintain it.
- Occupancy limits. Boulder has occupancy rules that limit the number of unrelated people who can live in a dwelling unit, and those rules vary by zoning and circumstance. The property is zoned RL-1, according to the MLS. Confirm how current rules apply to each unit with the City of Boulder.
- Unit legality and permits. Verify how the units are recognized by the city and review any available permit history.
- Building condition. For a 1909 building, a thorough inspection of the structure, systems, and basement is essential.
For legal, tax, or financial questions about operating a rental property, consult a qualified attorney, CPA, or financial advisor.
Why University Hill Remains a Sought-After Boulder Location
University Hill is one of Boulder's oldest neighborhoods, with many homes dating to the late 1800s and early 1900s. Its tree-lined streets, historic architecture, and location between campus and the foothills give it a character that is hard to find elsewhere in the city.
For property owners, a few factors stand out:
- Proximity to campus. The neighborhood sits right next to the University of Colorado Boulder.
- Access to Chautauqua. Chautauqua Park, with its trailheads, historic auditorium, and meadow, is a short walk away from this property.
- Walkability. Shops, restaurants, and cafes on The Hill are within walking distance.
- Limited supply. University Hill is largely built out, so multi-unit properties rarely become available.
Property Details at a Glance
- Address: 856 10th St, Boulder, CO 80302
- Neighborhood: University Hill (University Place subdivision)
- Property type: Income property, 3 units
- Total bedrooms: 8
- Total square feet: Approx. 2,640 (assessor records)
- Year built: 1909
- Lot size: Approx. 2,705 sq ft
- Zoning: RL-1
- Existing lease: Month-to-month (per MLS)
- MLS #: 1056392
Why Work With The Bernardi Group on a Boulder Investment Property?
Buying an income property in Boulder is not the same as buying a single-family home. Local licensing, occupancy rules, and neighborhood dynamics all shape how a property performs. The Bernardi Group is a Boulder real estate team with Coldwell Banker Realty-Boulder, and our Realtors know University Hill and the broader Boulder market well.
When you work with our team, your Boulder real estate agent will:
- Coordinate showings that respect current tenants
- Help you gather disclosures, permit history, and listing details
- Point you to the right questions for attorneys, lenders, and tax professionals
- Guide your offer and negotiation from start to finish
If you own a rental property on University Hill or elsewhere in Boulder and are thinking about selling, The Bernardi Group can help you position it for the investors who are actively looking.
Frequently Asked Questions
How many units and bedrooms does 856 10th St have?
According to the MLS, the property has three units with 8 bedrooms in total: one 2-bedroom unit and two 3-bedroom units.
How close is 856 10th St to Chautauqua Park?
The listing describes the property as two blocks from Chautauqua Park and close to the CU Boulder campus.
Do I need a rental license to rent property in Boulder?
Yes. The City of Boulder requires rental licenses for rental properties. Contact the city directly to confirm current requirements for this property.
Are the current tenants on long-term leases?
According to the MLS, the existing lease is month-to-month, and tenants pay their own utilities and deposit. Buyers should review current lease agreements during due diligence and consult an attorney about tenant rights under Colorado law.
Schedule a Private Showing
If you are looking for a multi-unit Boulder income property in one of the city's most walkable neighborhoods, 856 10th St deserves a close look. Contact The Bernardi Group, your Boulder Realtor team, at 303.402.6000 or [email protected] to schedule a private showing.
Be Bold. Be Confident. Be Bernardi. Be Home.
