571 Ponderosa Dr · Florissant, CO 80816

$168,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 354 Days on market

Built 1980 5.30 ac lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover peace, privacy, and Colorado beauty on this 5.3-acre mountain property nestled in the heart of Florissant. Surrounded by trees and stunning views, this unique property includes everything you need for a comfortable off-grid or part-time or full-time living setup. The property features a mobile home with a spacious deck, working kitchen and bathroom, and internet access already in place—perfect for remote work or weekend getaways. A camper and a shed offers storage for tools or gear. Whether you're looking for a mountain basecamp, a future homesite, or just a serene escape, this versatile lot is ready to go. Located just a short drive from hiking trails, fishing spots, and pub

Key facts

• Working kitchen
• Internet access
• Spacious deck

Tags

• 5.3 ACRE MOUNTAIN PROPERTY
• SPACIOUS DECK
• WORKING KITCHEN
• INTERNET ACCESS
• USABLE LAND
• ENDLESS POTENTIAL

Property features AI

Exterior

• Utilities: Public sewer; Electricity available; Cable available; No water source listed
• Home design: Residential single-family home; Single story
• Exterior features: Deck; Wooded lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood heating; Has cooling (type: Other)
• Interior features: Wood burning stove; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.3% in Florissant — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#311 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A, housing A-; Watch: amenities F, commute F, employment F.
• Park County School District No. Re-2 (rural): math 25% / reading 39% proficiency, ranked #89 of 176 in CO (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 277 active listings in the ZIP; 144 units permitted in Park County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Park County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 354 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $32k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $168k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,819
• Equity at exit: $25,049

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $26,617
• Equity at exit: $14,526

Cash invested: $47,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 38 Tenant-Leaning
• State Colorado: 38 Tenant-Leaning · D+4
• County: — inherits STATE
• City: — inherits STATE

2023 reforms: 10-day cure, mandated notice, source-of-income protected. Courts backlogged in Denver.

Methodology + full state rankings →

ZIP-level market 80816

• Home prices YoY: -18.1%
• Active inventory: 277
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $369

Break-even live

Break-even rent $1,271

Max offer price $168,000

Occupancy floor 74%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $168,000 Active 354 DOM
2. 2026-06-18
   days on market $168,000 Active 353 DOM
3. 2026-06-17
   days on market $168,000 Active 352 DOM
4. 2026-06-17
   days on market $168,000 Active 351 DOM
5. 2026-06-15
   days on market $168,000 Active 350 DOM
6. 2026-06-14
   days on market $168,000 Active 348 DOM
7. 2026-06-12
   pricedays on market $168,000 Active 347 DOM
8. 2026-06-09
   days on market $178,000 Active 344 DOM
9. 2026-06-08
   days on market $178,000 Active 343 DOM
10. 2026-06-07
    days on market $178,000 Active 342 DOM
11. 2026-06-02
    days on market $178,000 Active 337 DOM
12. 2026-06-01
    days on market $178,000 Active 336 DOM
13. 2026-05-31
    days on market $178,000 Active 335 DOM
14. 2026-05-30
    days on market $178,000 Active 334 DOM
15. 2025-09-28
    price $178,000
16. 2025-08-22
    price $183,000
17. 2025-07-18
    price $190,000
18. 2025-06-30
    listed $200,000 Active
19. 2025-04-11
    historical
20. 2025-04-11
    historical
21. 2024-12-18
    price $200,000
22. 2024-12-18
    price $200,000
23. 2024-07-23
    price $179,000
24. 2024-07-23
    listed $179,000 Active
25. 2024-07-23
    listed $179,000 Active
26. 2024-07-15
    price $189,900
27. 2019-06-24
    soldstatus $45,000
28. 2006-08-09
    soldstatus $33,000
29. 2002-09-27
    soldstatus $16,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $633 · $53/mo
• Projected year-2 tax: $924 · $77/mo
• Expected delta: +$291/yr (+$24/mo · 46.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,846
• − Mortgage interest: −$9,411
• − Property taxes: −$633
• − Insurance: −$840
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,887
• Taxable income: $1,739
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $4,005/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Park County School District No. Re-2
• NCES district ID: 0803840
• Math proficiency: 25% ▲ 6.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $51,367
• Composite: 30.72/100
• National rank: #11416
• State rank: #89 of 176 in CO

Livability — Florissant

• Score: 57/100
• State rank: #311
• US rank: #22011

Category grades

Amenities F Commute F Cost of living A Crime A Employment F Housing A- Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,372

Population outlook (Park County) Hauer SSP2

• Today (2025): 17,411 people
• By 2030: 17,584 · +1.0%
• By 2040: 17,261 · -0.9%
• By 2050: 16,115 · -7.4%
• By 2075: 14,174 · -18.6%
• By 2100: 11,928 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 6% Slovak 5% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Park

• 2024 margin: R (+16.5) · D 40.2% · R 56.7% · Other 3.1%
• 2008→2024 swing: -9.6pp toward R · 2008: -6.9pp · 2024: -16.5pp
• All cycles: 2024: R+16.5 2020: R+17.0 2016: R+26.4 2012: R+15.1 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.52%
• Current HPI: 332.3075
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.95%
• F500 in state: 14

Industry mix (Fortune 500 HQ in CO)

Industry	F500 HQs	Revenue
▸Technology Distribution	1	$31B
▸Food / Agriculture	1	$18B
▸Packaging	1	$14B
▸Healthcare	1	$13B
▸Energy	1	$10B
▸Technology	1	$4B

Price history

+1012.5% since first listed

15 events — show timeline

• 2025-09-28 Price Changed $178,000 RGAR
• 2025-08-22 Price Changed $183,000 RGAR
• 2025-07-18 Price Changed $190,000 RGAR
• 2025-06-30 Listed $200,000 RGAR
• 2025-04-11 Listing Removed — IRES
• 2025-04-11 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-12-18 Price Changed $200,000 IRES
• 2024-12-18 Price Changed $200,000 REColorado as Distributed by MLS Grid
• 2024-07-23 Price Changed $179,000 elevateMLS
• 2024-07-23 Listed $179,000 IRES
• 2024-07-23 Listed $179,000 REColorado as Distributed by MLS Grid
• 2024-07-15 Price Changed $189,900 elevateMLS
• 2019-06-24 Sold (Public Records) $45,000 Public Records
• 2006-08-09 Sold (Public Records) $33,000 Public Records
• 2002-09-27 Sold (Public Records) $16,000 Public Records