867 Windy Ridge Rd · Red Feather Lakes, CO 80545

$300,000

2 bd · 1.0 ba · 1,188 sqft · SingleFamily · 210 Days on market

Built 2007 35 ac lot $9/mo HOA ↓ 17% since listing

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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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +4.7/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Close to Tie Siding for reference. 35 Acres !!!A-Frame Cabin! 2 Bedroom + 1Bath. Bring your 4- Wheelers ! All your Toys! Views Views Views!CALL FOR APPOINTMENT TO SEE. Short Sale in the works. Now is the time to think about spring! Before prices increase!! Privacy! HUNTING is right around the corner! Bull Mountain and Thousands of State & Federal Land Close. Shooting is allowed on your land!! Embrace the "OFF-GRID" lifestyle with an impressive solar and wind power system, complemented by a new Honda Backup power generator- ensuring you will never run out of electricity! Also note there is a Cistern and Vault. Draw for your Land Owner Elk permit which gives you to the end of

Key facts

• 35 acres
• Working ranch
• 35 acre lot

Tags

• 35 ACRES
• WORKING RANCH

Property features AI

Finance

• Other: Photovoltaic system owned; Horse(s) allowed; Minimal flood risk or C rating; Zoned O; Possible use: Single family
• HOA & community: Has HOA (Sand Creek Park) with annual fee of $105 (management included); association transfer fee applies; no reserve listed

Exterior

• Parking: Detached garage (1 car); Detached parking
• Utilities: Cistern water; Septic vault; Propane for gas; No central utilities; Satellite available
• Home design: Single family residence; Three or more levels; Not new (previously owned)
• Construction: Stone, log, and wood siding construction (painted/stained); Metal roof
• Exterior features: Balcony; Rolling lot; Mineral rights excluded; Gravel road access; Private road with easement (4x4 required to access)

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Two bedrooms (all bedrooms conform)
• Bathrooms: One three-quarter bathroom (main level)
• Heating & cooling: Two or more heat sources; Wall furnace
• Interior features: Open floorplan; Loft; Walk-out basement access; Living room fireplace
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (3.5% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 $404 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 210 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $85k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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. 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?
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: 0.96% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 8.6

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-3,490
• Equity at exit: $78,851

10-year hold

• IRR: 5.3%
• Equity multiple: 1.53×
• Total profit: $44,704
• Equity at exit: $88,420

Cash invested: $84,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,894 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$9
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $204

Break-even live

Break-even rent $2,636

Max offer price $300,000

Occupancy floor 88%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: electric

Listing history 20 events

1. 2026-06-18
   days on market $300,000 Active 210 DOM
2. 2026-06-17
   days on market $300,000 Active 209 DOM
3. 2026-06-16
   days on market $300,000 Active 208 DOM
4. 2026-06-15
   days on market $300,000 Active 207 DOM
5. 2026-06-14
   days on market $300,000 Active 205 DOM
6. 2026-06-10
   days on market $300,000 Active 202 DOM
7. 2026-06-09
   days on market $300,000 Active 201 DOM
8. 2026-06-08
   days on market $300,000 Active 200 DOM
9. 2026-06-07
   days on market $300,000 Active 199 DOM
10. 2026-06-03
    days on market $300,000 Active 195 DOM
11. 2026-06-02
    pricedays on market $300,000 Active 194 DOM
12. 2026-05-30
    days on market $320,000 Active 357 DOM
13. 2026-02-09
    price $320,000
14. 2026-01-24
    price $330,000
15. 2025-12-17
    status Active
16. 2025-11-29
    historical
17. 2025-08-14
    price $359,000
18. 2025-07-30
    price $369,000
19. 2025-07-05
    price $379,900
20. 2025-05-20
    listed $385,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 3 d/yr ≥80°F today · 8 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,729
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − HOA: −$108
• − Depreciation: −$8,727
• Taxable loss: −$2,467
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $3,042/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

-16.9% since first listed

8 events — show timeline

• 2026-02-09 Price Changed $320,000 IRES
• 2026-01-24 Price Changed $330,000 IRES
• 2025-12-17 Relisted — IRES
• 2025-11-29 Listing Removed — IRES
• 2025-08-14 Price Changed $359,000 IRES
• 2025-07-30 Price Changed $369,000 IRES
• 2025-07-05 Price Changed $379,900 IRES
• 2025-05-20 Listed $385,000 IRES