867 Windy Ridge Rd · Red Feather Lakes, CO 80545

$290,000

2 bd · 1.0 ba · 1,188 sqft · SingleFamily · 307 Days on market

Built 2007 Good condition 35 ac lot Garage $244/sqft · 13% below area Est $334k · 13% under $9/mo HOA ↓ 17% 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 +17.6/30.0
• ARV discount +13.5/15.0
• DSCR +5.5/10.0
• Schools +5.5/10.0
• 1% rule +4.8/10.0
• Appreciation +4.7/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

SHORT SALE +++CASH++Close to Tie Siding for reference. 35 Acres !!! HUNTING++RECREATIONAL +++A-Frame Cabin! 2 Bedroom + 1Bath. Bring your 4- Wheelers ! All your Toys! Views Views Views!CALL FOR APPOINTMENT TO SEE. . 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 Jan.

Key facts

• 35 acres
• Working ranch
• 35 acre lot

Tags

• 35 ACRES
• WORKING RANCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 $284k (2.1% below list).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.0% 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: Traut Core Elementary School (math 67% / reading 77%, grade A-, #26 of 966 statewide, top 4%, 502 students, 12% FRL); Kinard Core Knowledge Middle School (math 61% / reading 77%, grade A, #8 of 270 statewide, top 3%, 748 students, 7% FRL); Poudre High School (math 36% / reading 59%, grade D, #131 of 381 statewide, top 34%, 1,663 students, 38% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 179 active listings in the ZIP; solid renter incomes; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).
• This rent runs 37% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $390 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 307 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $95k (25%) 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 $255,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 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: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $334,477
• List price: $290,000
• Delta: -13.30%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
867 Windy Ridge Rd	0.12mi	2/1.0	1,188 (0%)	35mo	$330,000	$278	74
1189 Mountain Ridge Rd	2.09mi	2/1.0	992 (-16%)	22mo	$445,000	$449	21
—	1.86mi	1/1.0 (-1)	960 (-19%)	40mo	$320,000	$333	15

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,276
• Equity at exit: $76,223

10-year hold

• IRR: 5.8%
• Equity multiple: 1.59×
• Total profit: $47,745
• Equity at exit: $85,472

Cash invested: $81,200 (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: 179
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,840 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$9
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $230

Break-even live

Break-even rent $2,548

Max offer price $290,000

Occupancy floor 87%

Sensitivity live

Price	-10% $431	-5% $330	+0% $230	+5% $130	+10% $30
Rent	-10% $6	-5% $118	+0% $230	+5% $342	+10% $455
Rate	-1.0pp $376	-0.5pp $304	base $230	+0.5pp $155	+1.0pp $79

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: $72,500
• Closing costs: $8,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Photovoltaic system ownedHorse(s) allowedMinimal flood risk or C ratingZoned OPossible 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 waterSeptic vaultPropane for gasNo central utilitiesSatellite available
• Home design: Single family residenceThree or more levelsNot new (previously owned)
• Construction: Stone, log, and wood siding construction (painted/stained)Metal roof
• Exterior features: BalconyRolling lotMineral rights excludedGravel road accessPrivate road with easement (4x4 required to access)

Interior

• Kitchen: Gas rangeRefrigerator
• Bedrooms: Two bedrooms (all bedrooms conform)
• Bathrooms: One three-quarter bathroom (main level)
• Heating & cooling: Two or more heat sourcesWall furnace
• Interior features: Open floorplanLoftWalk-out basement accessLiving room fireplace
• Laundry & utility: Washer

HOA detail $9/mo · $108/yr

• Likely covers: electric

Listing history 50 events

1. 2026-09-23
   days on market $290,000 Active 307 DOM
2. 2026-09-22
   days on market $290,000 Active 306 DOM
3. 2026-09-21
   days on market $290,000 Active 305 DOM
4. 2026-09-20
   days on market $290,000 Active 304 DOM
5. 2026-09-18
   days on market $290,000 Active 302 DOM
6. 2026-09-17
   days on market $290,000 Active 301 DOM
7. 2026-09-16
   days on market $290,000 Active 300 DOM
8. 2026-09-15
   days on market $290,000 Active 299 DOM
9. 2026-09-14
   days on market $290,000 Active 298 DOM
10. 2026-09-13
    days on market $290,000 Active 297 DOM
11. 2026-09-12
    days on market $290,000 Active 296 DOM
12. 2026-09-11
    days on market $290,000 Active 295 DOM
13. 2026-09-05
    days on market $290,000 Active 289 DOM
14. 2026-09-04
    days on market $290,000 Active 288 DOM
15. 2026-09-03
    days on market $290,000 Active 287 DOM
16. 2026-08-31
    days on market $290,000 Active 284 DOM
17. 2026-08-30
    days on market $290,000 Active 283 DOM
18. 2026-08-29
    days on market $290,000 Active 282 DOM
19. 2026-08-28
    days on market $290,000 Active 281 DOM
20. 2026-08-27
    days on market $290,000 Active 280 DOM
21. 2026-08-25
    days on market $290,000 Active 278 DOM
22. 2026-08-24
    days on market $290,000 Active 277 DOM
23. 2026-08-23
    days on market $290,000 Active 276 DOM
24. 2026-08-22
    days on market $290,000 Active 275 DOM
25. 2026-08-21
    days on market $290,000 Active 274 DOM
26. 2026-08-20
    days on market $290,000 Active 273 DOM
27. 2026-08-19
    days on market $290,000 Active 272 DOM
28. 2026-08-18
    days on market $290,000 Active 271 DOM
29. 2026-08-17
    days on market $290,000 Active 270 DOM
30. 2026-08-16
    days on market $290,000 Active 269 DOM
31. 2026-08-15
    days on market $290,000 Active 268 DOM
32. 2026-08-15
    days on market $290,000 Active 267 DOM
33. 2026-08-13
    days on market $290,000 Active 266 DOM
34. 2026-08-12
    days on market $290,000 Active 265 DOM
35. 2026-08-11
    days on market $290,000 Active 264 DOM
36. 2026-08-10
    days on market $290,000 Active 263 DOM
37. 2026-08-09
    days on market $290,000 Active 262 DOM
38. 2026-08-08
    days on market $290,000 Active 261 DOM
39. 2026-08-07
    days on market $290,000 Active 260 DOM
40. 2026-08-06
    days on market $290,000 Active 259 DOM
41. 2026-08-05
    days on market $290,000 Active 258 DOM
42. 2026-08-04
    days on market $290,000 Active 257 DOM
43. 2026-08-03
    days on market $290,000 Active 256 DOM
44. 2026-07-31
    days on market $290,000 Active 253 DOM
45. 2026-07-29
    days on market $290,000 Active 251 DOM
46. 2026-07-27
    days on market $290,000 Active 249 DOM
47. 2026-07-25
    days on market $290,000 Active 247 DOM
48. 2026-07-24
    days on market $290,000 Active 246 DOM
49. 2026-07-23
    days on market $290,000 Active 245 DOM
50. 2026-07-22
    days on market $290,000 Active 244 DOM

ⓘ 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: $34,077
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,726
• − Management: −$2,726
• − HOA: −$108
• − Depreciation: −$8,436
• Taxable loss: −$1,965
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $3,234/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $5,940–$17,820 screening

This A-frame cabin is in good condition with a good roof and exterior. It has a clean and organized interior with modern appliances and a small but functional bathroom. The property has a good foundation and structure, and the landscaping is simple but well-maintained. The property is in good condition and ready for a new owner.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Traut Core Elementary School A- CO #26/966 Nat'l #2,792/41,679 Middle Cache La Poudre Middle School D CO #56/270 Nat'l #4,747/14,009 High Poudre High School D CO #131/381 Nat'l #6,282/17,239

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

D Composite livability gradescore 55/100

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

• County: Larimer · 415,361 people
• Metro: Fort Collins-Loveland, CO
• Population (ZIP): 913
• Household income: $91,500
• Rent vs Own: 1.4% rent · 98.6% own

---

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

Property features AI

Finance

• Other: Photovoltaic system ownedHorse(s) allowedMinimal flood risk or C ratingZoned OPossible 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 waterSeptic vaultPropane for gasNo central utilitiesSatellite available
• Home design: Single family residenceThree or more levelsNot new (previously owned)
• Construction: Stone, log, and wood siding construction (painted/stained)Metal roof
• Exterior features: BalconyRolling lotMineral rights excludedGravel road accessPrivate road with easement (4x4 required to access)

Interior

• Kitchen: Gas rangeRefrigerator
• Bedrooms: Two bedrooms (all bedrooms conform)
• Bathrooms: One three-quarter bathroom (main level)
• Heating & cooling: Two or more heat sourcesWall furnace
• Interior features: Open floorplanLoftWalk-out basement accessLiving room fireplace
• Laundry & utility: Washer

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