2227 Osage Trl · Red Feather Lakes, CO 80545

$352,000

1 bd · 1.0 ba · 906 sqft · Other public records · 22 Days on market

Built 1999 3.01 ac lot $110/mo HOA · 4% of rent

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Why this score? — see what drove the D 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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• DSCR +3.0/10.0
• Livability +2.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Magical log hideaway on 3 acres in Crystal Lakes just a short distance from national forest and adjacent to 40-acre greenbelt with spring-fed creek, beautiful aspen stands, meadows covered w/ wildflowers and abundant wildlife. This charming 1 bedroom retreat w/ loft features massive log construction w/ metal roof, scenic views, secluded setting and cozy wood burning stove to create an atmosphere you will treasure. Needs water supply (well or cistern) but full septic system is already in place. Full unfinished basement area available to be finished for additional 768 s. feet of living area.

Key facts

• 3.01 acre lot
• Built 1999
• Listed 22 days

Property features AI

Finance

• Other: Community features include playground, park, and trails
• HOA & community: Crystal Lakes Road & Recreation and Crystal Lakes Water & Sewer associations; Has HOA; Annual HOA fee of $799; additional annual fee of $515; Association fees cover common amenities, trash, snow removal, and management; Association transfer fees apply

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: Cistern water source; No recorded water rights; No water meter installed; Septic tank and septic field; Electricity available; Propane; High-speed internet available; Trash service through Crystal Lakes HOA
• Home design: Residential cabin; Two levels; Not new, previously owned; Main floor bedroom and main floor bath (accessible features)
• Construction: Log construction; Metal roof; Full unfinished walk-out basement
• Exterior features: Deck; Recreation association required; Wooded lot with evergreen and deciduous trees; Native grass; Level to rolling terrain; Abuts private open space; House faces south; Lake access and river frontage; Gravel private road with private maintenance; Minimal flood or C rating

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Bathrooms: One three-quarter bathroom (main level)
• Heating & cooling: Baseboard heat; Wood stove; Two or more heat sources
• Interior features: Cathedral ceilings; Open floorplan; High ceilings; Loft; Window coverings; Fire alarm
• Laundry & utility: Some furniture included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $352k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (24.9% below list).
• Recommended offer: $264k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.1% in Red Feather Lakes — 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 55/100 on livability (#344 in CO) — a working-class tenant base; expect higher turnover. Strengths: employment B+, housing B+; Watch: cost of living C-, crime D-, amenities F.
• Poudre School District R-1 (urban): math 45% / reading 60% proficiency, ranked #10 of 86 in CO (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Poudre High School (math 36% / reading 59%, grade D, #131 of 381 statewide, top 34%, 1,663 students, 38% FRL).
• Market conditions: 154 active listings in the ZIP; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $474 of equity ($2k loan paydown + $-2k appreciation (-0.6% local appreciation)).
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask is 34% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $264k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $264,344 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.68×
• Total profit: $-31,799
• Equity at exit: $92,519

10-year hold

• IRR: -0.8%
• Equity multiple: 0.92×
• Total profit: $-7,651
• Equity at exit: $103,746

Cash invested: $98,560 (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 80545

• Home prices YoY: -0.2%
• Active inventory: 154
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,643 medium
• Mortgage (P&I): −$1,846
• Tax from tax record: −$179 /mo · $2,154/yr
• Insurance: −$147
• HOA: −$110
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-194

Break-even live

Break-even rent $2,889

Max offer price $317,774

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-94	+0% $-194	+5% $-293	+10% $-393
Rent	-10% $-403	-5% $-298	+0% $-194	+5% $-89	+10% $15
Rate	-1.0pp $-16	-0.5pp $-104	base $-194	+0.5pp $-285	+1.0pp $-378

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: $88,000
• Closing costs: $10,560
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-18
   days on market $352,000 Active 22 DOM
2. 2026-06-17
   days on market $352,000 Active 21 DOM
3. 2026-06-16
   days on market $352,000 Active 20 DOM
4. 2026-06-15
   days on market $352,000 Active 19 DOM
5. 2026-06-14
   days on market $352,000 Active 17 DOM
6. 2026-06-10
   days on market $352,000 Active 14 DOM
7. 2026-06-09
   days on market $352,000 Active 13 DOM
8. 2026-06-08
   days on market $352,000 Active 12 DOM
9. 2026-06-07
   days on market $352,000 Active 11 DOM
10. 2026-06-03
    days on market $352,000 Active 7 DOM
11. 2026-06-02
    days on market $352,000 Active 6 DOM
12. 2026-06-01
    days on market $352,000 Active 5 DOM
13. 2026-05-31
    days on market $352,000 Active 4 DOM
14. 2026-05-30
    days on market $352,000 Active 3 DOM
15. 2026-05-23
    historical $352,000
16. 2020-08-19
    soldstatus $263,500
17. 2020-08-17
    soldstatus $263,500 Sold 598-char remark

    Show marketing remark (598 chars)

    Magical log hideaway on 3 acres in Crystal Lakes just a short distance from national forest and adjacent to 40-acre greenbelt with spring-fed creek, beautiful aspen stands, meadows covered w/ wildflowers and abundant wildlife. This charming 1 bedroom retreat w/ loft features massive log construction w/ metal roof, scenic views, secluded setting and cozy wood burning stove to create an atmosphere you will treasure. Needs water supply (well or cistern) but full septic system is already in place. Full unfinished basement area available to be finished for additional 768 s. feet of living area.

18. 2020-07-21
    historical Active - Backup 598-char remark

    Show marketing remark (598 chars)

    Magical log hideaway on 3 acres in Crystal Lakes just a short distance from national forest and adjacent to 40-acre greenbelt with spring-fed creek, beautiful aspen stands, meadows covered w/ wildflowers and abundant wildlife. This charming 1 bedroom retreat w/ loft features massive log construction w/ metal roof, scenic views, secluded setting and cozy wood burning stove to create an atmosphere you will treasure. Needs water supply (well or cistern) but full septic system is already in place. Full unfinished basement area available to be finished for additional 768 s. feet of living area.

19. 2020-06-09
    listed $262,000 Active 598-char remark

    Show marketing remark (598 chars)

    Magical log hideaway on 3 acres in Crystal Lakes just a short distance from national forest and adjacent to 40-acre greenbelt with spring-fed creek, beautiful aspen stands, meadows covered w/ wildflowers and abundant wildlife. This charming 1 bedroom retreat w/ loft features massive log construction w/ metal roof, scenic views, secluded setting and cozy wood burning stove to create an atmosphere you will treasure. Needs water supply (well or cistern) but full septic system is already in place. Full unfinished basement area available to be finished for additional 768 s. feet of living area.

20. 2005-09-27
    soldstatus $160,000
21. 2005-09-22
    soldstatus $160,000 495-char remark

    Show marketing remark (495 chars)

    Rustic log hideaway in Crystal Lakes near national forest and adjacent to greenbelt with spring-fed creek, beautiful aspen grove and meadows covered with wildflowers. Massive log construction, scenic views, secluded setting and cozy wood burning stove create a relaxing atmosphere you'll treasure. Not yet connected to electrical service (available for approx. $1500), but nevertheless fully usable year around with propane range/refrigerator and composting toilet. Most furnishings included.

22. 2004-05-24
    listed $163,500 495-char remark

    Show marketing remark (495 chars)

    Rustic log hideaway in Crystal Lakes near national forest and adjacent to greenbelt with spring-fed creek, beautiful aspen grove and meadows covered with wildflowers. Massive log construction, scenic views, secluded setting and cozy wood burning stove create a relaxing atmosphere you'll treasure. Not yet connected to electrical service (available for approx. $1500), but nevertheless fully usable year around with propane range/refrigerator and composting toilet. Most furnishings included.

23. 2003-10-14
    historical
24. 2003-04-14
    listed $166,500
25. 1997-06-06
    soldstatus $11,250
26. 1997-06-01
    soldstatus $11,300
27. 1996-11-02
    listed $12,900

ⓘ 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: $2,154 · $179/mo
• Projected year-2 tax: $2,154 · $179/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 22 unhealthy d/yr today · 23 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,721
• − Mortgage interest: −$19,717
• − Property taxes: −$2,154
• − Insurance: −$1,760
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − HOA: −$1,320
• − Depreciation: −$10,240
• Taxable loss: −$8,545
• Est. tax savings @ 24.0%: +$2,051
• After-tax cash flow: $-274/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: Poudre School District R-1
• NCES district ID: 0803990
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $57,281
• Composite: 45.5/100
• National rank: #2610
• State rank: #10 of 86 in CO

Livability — Red Feather Lakes

• Score: 55/100
• State rank: #344
• US rank: #23247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 913

Population outlook (Larimer County) Hauer SSP2

• Today (2025): 415,361 people
• By 2030: 457,762 · +10.2%
• By 2040: 542,310 · +30.6%
• By 2050: 627,048 · +51.0%
• By 2075: 833,722 · +100.7%
• By 2100: 952,590 · +129.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3%
• Common ancestry: Portuguese 3% Italian 2% Slovak 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Larimer

• 2024 margin: D (+17.6) · D 57.4% · R 39.8% · Other 2.9%
• 2008→2024 swing: +7.9pp toward D · 2008: 9.7pp · 2024: 17.6pp
• All cycles: 2024: D+17.6 2020: D+15.4 2016: D+4.9 2012: D+5.2 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.56%
• Current HPI: 280.4591
• 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

+2628.7% since first listed

13 events — show timeline

• 2026-05-23 Coming Soon $352,000 IRES
• 2020-08-19 Sold (Public Records) $263,500 Public Records
• 2020-08-17 Sold (MLS) $263,500 IRES
• 2020-07-21 Contingent — IRES
• 2020-06-09 Listed $262,000 IRES
• 2005-09-27 Sold (Public Records) $160,000 Public Records
• 2005-09-22 Sold (MLS) $160,000 IRES
• 2004-05-24 Listed $163,500 IRES
• 2003-10-14 Listing Removed — IRES
• 2003-04-14 Listed $166,500 IRES
• 1997-06-06 Sold (MLS) $11,250 IRES
• 1997-06-01 Sold (Public Records) $11,300 Public Records
• 1996-11-02 Listed $12,900 IRES

Property tax history

+5.0%/yr

Latest (2025): $2,154 · -1.8% YoY. Source: county tax records.