201 Bronco Cir · Jefferson, CO 80432

$178,000

2 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 121 Days on market

Built 1994 4.02 ac lot $4/mo HOA ↓ 26% since listing

---

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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +3.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

You could own a 1/3 PARTNERSHIP In this charming cabin in Indian Mountain. The location can't be beat, privacy and stunning views. The property has massive mountain views, and Tarryall Creek runs right through the large ranch that the lot backs up to. The main level of the cabin has a warm, open, inviting great room with two separate seating areas and a dining space. A wood burning stove will keep you cozy in the winter. The open kitchen has an island with additional seating. A 3/4 bath with Washer/Dryer completes the main level. Downstairs you have 2 bedrooms and a full bath, ideal accommodations for family and guests. Sitting on just over 4 acres of prime Rocky Mountain land, you have ample space to relax and play. A beautiful deck encircles the cabin to take in the views, enjoy the colorful sunrises, and stargaze under the clear, dark night skies. A detached, oversized, two car garage with a workshop can handle your vehicles, your toys, and your hobbies. Centrally located on county maintained roads in Park County, you will have easy access to all the outdoor adventure Colorado is known for. National forest for hiking and exploring, several stocked reservoirs and the Platte River for fishing. Monarch and Breckenridge ski resorts and white water rafting on the Arkansas River are just down the road. The Indian mountain community offers a clubhouse, bbq area, playground, community center, and hiking and sledding trails. The historic town of Fairplay is only minutes away for supplies, entertainment, or a nice meal. This is a great, affordable way to claim your mountain getaway. All partnership details are available.

Key facts

• Utility room
• Tarryall creek
• Open kitchen

Tags

• MASSIVE MOUNTAIN VIEWS
• TARRYALL CREEK
• OPEN KITCHEN
• UTILITY ROOM
• DETACHED OVERSIZED GARAGE
• COUNTY MAINTAINED ROADS

Property features AI

Finance

• HOA & community: Indian Mountain association (voluntary); Annual association fee $50; Community amenities include clubhouse, parking, playground, seasonal pond, and trails

Exterior

• Parking: 2 total parking spaces; 2-car garage (oversized)
• Utilities: Well water; Septic tank; Electricity connected; Phone available; Propane
• Home design: Single-family residence; Two levels; Unattached property; Residential rural zoning
• Construction: Log construction; Composition roof; Concrete perimeter foundation; Built as a house
• Exterior features: Wrap-around deck; Deck; Many trees; Rolling slope; Dirt road frontage (public); Public maintained road

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both in the basement)
• Flooring: Carpet; Tile
• Bathrooms: 2 total bathrooms — 1 full (basement) and 1 three-quarter (main level)
• Heating & cooling: Propane heating; Wood stove
• Interior features: Open floorplan; Finished basement; Wood-burning stove in great room
• Laundry & utility: Washer; Dryer; Gas water heater; Utility room in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.2% in Jefferson — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Edith Teter Elementary School (math 15% / reading 34%, grade F, #604 of 966 statewide, top 63%, 211 students, 39% FRL); South Park Middle School (math 24% / reading 44%, grade F, #106 of 270 statewide, top 42%, 98 students, 36% FRL); South Park High School (math 10% / reading 70%, grade F, #167 of 381 statewide, top 46%, 124 students, 27% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 140 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 121 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $156,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 7.7

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-7,498
• Equity at exit: $26,540

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $20,971
• Equity at exit: $15,390

Cash invested: $49,840 (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 80432

• Home prices YoY: -1.3%
• Active inventory: 140
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$180 /mo · $2,161/yr
• Insurance: −$74
• HOA: −$4
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $335

Break-even live

Break-even rent $1,508

Max offer price $178,000

Occupancy floor 78%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-19
   days on market $178,000 Active 121 DOM
2. 2026-06-18
   days on market $178,000 Active 120 DOM
3. 2026-06-17
   days on market $178,000 Active 119 DOM
4. 2026-06-17
   days on market $178,000 Active 118 DOM
5. 2026-06-15
   days on market $178,000 Active 117 DOM
6. 2026-06-14
   days on market $178,000 Active 115 DOM
7. 2026-06-12
   days on market $178,000 Active 114 DOM
8. 2026-06-09
   days on market $178,000 Active 111 DOM
9. 2026-06-08
   days on market $178,000 Active 110 DOM
10. 2026-06-07
    days on market $178,000 Active 109 DOM
11. 2026-06-02
    days on market $178,000 Active 104 DOM
12. 2026-06-01
    days on market $178,000 Active 103 DOM
13. 2026-05-31
    days on market $178,000 Active 102 DOM
14. 2026-05-30
    days on market $178,000 Active 101 DOM
15. 2026-02-18
    listed $178,000 Active 1641-char remark

    Show marketing remark (1641 chars)

    You could own a 1/3 PARTNERSHIP In this charming cabin in Indian Mountain. The location can't be beat, privacy and stunning views. The property has massive mountain views, and Tarryall Creek runs right through the large ranch that the lot backs up to. The main level of the cabin has a warm, open, inviting great room with two separate seating areas and a dining space. A wood burning stove will keep you cozy in the winter. The open kitchen has an island with additional seating. A 3/4 bath with Washer/Dryer completes the main level. Downstairs you have 2 bedrooms and a full bath, ideal accommodations for family and guests. Sitting on just over 4 acres of prime Rocky Mountain land, you have ample space to relax and play. A beautiful deck encircles the cabin to take in the views, enjoy the colorful sunrises, and stargaze under the clear, dark night skies. A detached, oversized, two car garage with a workshop can handle your vehicles, your toys, and your hobbies. Centrally located on county maintained roads in Park County, you will have easy access to all the outdoor adventure Colorado is known for. National forest for hiking and exploring, several stocked reservoirs and the Platte River for fishing. Monarch and Breckenridge ski resorts and white water rafting on the Arkansas River are just down the road. The Indian mountain community offers a clubhouse, bbq area, playground, community center, and hiking and sledding trails. The historic town of Fairplay is only minutes away for supplies, entertainment, or a nice meal. This is a great, affordable way to claim your mountain getaway. All partnership details are available.

16. 2026-02-18
    listed $178,000 Active 1641-char remark

    Show marketing remark (1641 chars)

    You could own a 1/3 PARTNERSHIP In this charming cabin in Indian Mountain. The location can't be beat, privacy and stunning views. The property has massive mountain views, and Tarryall Creek runs right through the large ranch that the lot backs up to. The main level of the cabin has a warm, open, inviting great room with two separate seating areas and a dining space. A wood burning stove will keep you cozy in the winter. The open kitchen has an island with additional seating. A 3/4 bath with Washer/Dryer completes the main level. Downstairs you have 2 bedrooms and a full bath, ideal accommodations for family and guests. Sitting on just over 4 acres of prime Rocky Mountain land, you have ample space to relax and play. A beautiful deck encircles the cabin to take in the views, enjoy the colorful sunrises, and stargaze under the clear, dark night skies. A detached, oversized, two car garage with a workshop can handle your vehicles, your toys, and your hobbies. Centrally located on county maintained roads in Park County, you will have easy access to all the outdoor adventure Colorado is known for. National forest for hiking and exploring, several stocked reservoirs and the Platte River for fishing. Monarch and Breckenridge ski resorts and white water rafting on the Arkansas River are just down the road. The Indian mountain community offers a clubhouse, bbq area, playground, community center, and hiking and sledding trails. The historic town of Fairplay is only minutes away for supplies, entertainment, or a nice meal. This is a great, affordable way to claim your mountain getaway. All partnership details are available.

17. 2006-12-26
    soldstatus $240,000

ⓘ 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: $2,161 · $180/mo
• Projected year-2 tax: $2,161 · $180/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥80°F today · 20 d/yr by 30 yrs out
• 💨 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: $23,191
• − Mortgage interest: −$9,971
• − Property taxes: −$2,161
• − Insurance: −$890
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − HOA: −$48
• − Depreciation: −$5,178
• Taxable income: $1,233
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $3,725/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 — Jefferson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 309

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 (70%)
• Race & ethnicity: White 70% Asian 27% Black 4%
• Common ancestry: Serbian 16% Romanian 13%
• Foreign-born: 21% · Canada, Dominican Republic
• Languages at home: 90% English-only · Other Indo-European 5% Tagalog/Filipino 5%

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: ▼ -3.35%
• Current HPI: 255.2617
• 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

-25.8% since first listed

3 events — show timeline

• 2026-02-18 Listed $178,000 IRES
• 2026-02-18 Listed $178,000 REColorado as Distributed by MLS Grid
• 2006-12-26 Sold (Public Records) $240,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,161 · -9.3% YoY. Source: county tax records.