Property Overview
🛠️ Cosmetic Flip in Arvada – 2/2 Townhome w/ 2-Car Garage, $270K + Light Rehab
Simple, functional layout: walk through the courtyard into a spacious living room with a gas fireplace, leading into the kitchen and dining area. Upstairs: two bedrooms and two full baths. Downstairs: interior access to an attached 2-car garage.
Two options, yield similar profit.
First option is clean up, paint and carpet.  Keep kitchen and baths as is, sell for $350k as comps show this is value in the neighborhood for not fixed up.  You’ll be a little nicer than that $350k sold comp so maybe you could nudge that to $355k.
Second option is full remodel.
- Kitchen: Black granite counters stay, but cabinets/flooring get replaced.
- Bathrooms: Both full baths are original and ready for cosmetic upgrades.
- Flooring/Paint: Full replacement and refresh throughout.
- Windows: Original upstairs windows may need replacing.
- Exterior: No paint, concrete, or garage work needed. Yard is average; no landscaping in scope.
Why This Deal Matters for Cash Buyers
- Clean Cosmetic Play No major systems work needed: the furnace and water heater were updated in 2019, and the HOA completed roof work ~5 years ago. Rehab is strictly visual. floors, paint, bathrooms, and a kitchen refresh.
- Solid ROI Potential Renovated units in the same community have sold in the $440K range. With a $270K buy-in and under $36K in rehab, there’s healthy room to exit profitably.
- HOA Covers the Big Stuff Exterior maintenance, roof, and sewer are all handled by the HOA ($350/mo), reducing long-term CapEx risk.
- Quick Turnaround 2 to 4 week rehab timeline even for the big remodel. Get in, renovate, and list quick.
- Multiple Exits – Flip for a strong margin or rent for ~$2,200/month. It works both ways.
- Strong HOA, no drama, end buyers have no problem with HOA, note many recent sales in development.
Neighborhood Snapshot
This Lake Arbor community is a hidden gem in Arvada is only steps from the lake, golf course, walking trails, pool, and tennis courts. Walkable to spots like Alamo Drafthouse and Tattered Cover in Westminster, and only minutes from Olde Town Arvada. Strong school district (Jeffco R-1), low vacancy (<4%), and quick DOM on well-finished homes. Either be the nicest which will have the benefit of two car garage and one of the rare actual two full bath units or be the cheapest that has been freshened up. Â You decide.
Video Walkthrough
The renovation scope for this property is focused on clean, cosmetic upgrades that will bring it in line with developent comps, with no major structural or mechanical work needed. The big-ticket items are already taken care of, both the furnace and water heater were replaced in 2018–2019. Inside, either just do a paint and carpet relist for a $350k ARV or go for the full Monty. The kitchen will receive a full basic update, including new cabinets and flooring, while keeping the existing black granite countertops and newer sink. Both full bathrooms are original and will be cosmetically renovated.  Many units only replace vanity and leave the tub and surround original. Flooring throughout the 1,140 sq ft home will be replaced, and the entire interior will get a fresh coat of paint. The windows upstairs appear original and need replacement, while the front downstairs window was updated in 2010. Two exterior doors, one at the front and one at the back deck,will need to be replaced. No work is needed on the exterior paint, concrete, or garage, and the yard is in good condition with no landscaping planned. Electrical and plumbing systems are in working order and don’t require upgrades. All in, the estimated renovation budget is $36K, with the majority of that going directly into visual improvements that will drive resale value and market appeal.Â
Total Budget: $36,000
The finished product will be a 2 bed, 2 bath, 1140 sq ft townhouse completely renovated with modern finishes.
Closing set for July 10th, Seller is flexible.
Closing is scheduled for 07/10/2025.
2 Beds , 2 Baths, 1140 sq ft
6545 W 84th Way Unit 131, Arvada, CO 80003 Zillow
Sold on 5/17/24 for $390,000 | 2 Bed, 2 Bath, 1026 Sq Ft
This 2 Bed 2 Bath comp is slightly smaller sf but shows what a fully remodeled product sells for. Note our unit is two full bathrooms, this comp is a half bath plus a jack and jill shared shower so not as desirable as our subject. add a fourth comp 6836 w 84th circle number 16 same exact floorplan sold for $390K two years ago with nice upgrades. This is the most recent sale of a remodel of the exact floorplan.
6836 W 84th Circle Unit 16, Arvada, CO 80003 Zillow
Sold on for $383,000 | 2 Bed, 2 Bath, 1,1140 Sq Ft
This 2 Bed 2 Bath comp is same sf but shows what a fully remodeled product sells for. Note our unit is two full bathrooms, this comp is a half bath plus a jack and jill shared shower so not as desirable as our subject. add a fourth comp 6836 w 84th circle number 16 same exact floorplan sold for $383K two years ago with nice upgrades. This is the most recent sale of a remodel of the exact floorplan.
6705 W 84th Cir Unit 63, Arvada CO 80003 Zillow
Sold on 12/2/24 for $420,000 | 2 Bed, 3 Bath, 1310 Sq Ft
Sold on 12/2/24 for $420,000| 2 Bed, 3 Bath, 1310 Sq Ft
A solid comp sold on 12/2/24 for $418,000 after $2,000 in concessions—2 bed, 3 bath, 1,310 sq ft. It's about 170 sq ft larger than our subject property and has an extra half bath, but otherwise the layout is nearly identical. The main difference is they opened up the kitchen with an island, added white cabinets, stainless appliances, and butcher block counters—essentially a full cosmetic flip. Wood floors on the main and carpet upstairs round out the updates. This comp sets a strong precedent for the subject property’s post-renovation value. While our unit doesn't have the extra half bath or fully open kitchen, it will match on finish quality. That’s why we’ve placed a conservative ARV at $400K—it competes directly in style and layout once updated, just at a slightly more efficient footprint.
795 W 84th Cir UNIT #9, Arvada, CO 80003 Zillow
The comp at 6795 W 84th Cir #9 sold on 4/28/25 for $440,000 after $12K in concessions. It’s a 2 bed, 3 bath with 1,672 sq ft—making it 532 sq ft larger than the subject property, and with an extra half bath and added main-floor living space used as a study. While the layout and size give it an edge, the finishes tell a different story. The kitchen in the comp is clean but dated—our subject will have newer cabinets to match the existing quality granite counters and appliances. Vinyl plank floors on the main and carpet upstairs are on par with what’s planned for the subject. Even with its size advantage, the comp confirms that a fully renovated 2 bed, 2 bath unit can hold strong in the $400K range. With a more modern kitchen and smart cosmetic updates, the subject property is positioned to punch above its weight and move quickly in this market.
