Generational CU Boulder student housing opportunity - 9 units one block from campus and The Hill, offered at $4,500,000. Assets like this trade once a generation: the property has been held by the same family ownership for decades, and now comes to market 100% occupied with a proven University rental history.The offering consists of two buildings on a 13,963 SF (0.32-acre) high-density RH-1 corner lot at 19th & Marine: an 8-unit 2 Story Town-home style apartment building featuring four 3BD/1.5BA and four 2BD/1.5BA units, plus a detached 4BD/1.5BA cottage - 8,584 SF of total building area with 15 on-site parking spaces, a rarity this close to campus.In-place income is $26,655/month ($319,860/year) with immediate, documentable upside: current rents sit below prevailing market medians ($3,800 3BD / $2,425 2BD / $4,975 4BD per current comp surveys within one mile), supporting approximately $358,000 gross at market - roughly 12% organic growth captured on natural turnover, no renovation required. The predictable academic leasing cycle allows a new owner to mark units to market annually while maintaining effectively zero vacancy.Location is amazing. Walk to the CU quad, The Hill's shops and restaurants, and minutes to Pearl Street. Boulder's strict growth boundaries, height limits, and near-zero new supply pipeline - combined with CU's 35,000+ enrollment - create structural, recession-resistant rental demand that cannot be built away. RH-1 zoning preserves long-term density and redevelopment optionality on a true corner parcel.Capital items addressed: 2025 roof replacement (1395 building). Comprehensive due diligence package available upon request, including 2025 operating financials, current rent roll, professional inspection report, and sewer scope reports for both buildings - a transparency level rarely offered, enabling buyers to underwrite with confidence and move quickly.Shown by appointment only; please do not disturb tenants.