360 Musket Ln · Jefferson, CO 80432

$439,900

1 bd · 1.0 ba · 960 sqft · SingleFamily public records · 38 Days on market

Built 2006 7.00 ac lot $2/mo HOA

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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 +12.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• 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
• 1% rule +2.1/10.0

Listing remarks MLS

Tucked back on multiple lots totaling 7 jaw-dropping acres in The Buffalo, this charming mountain cabin offers the kind of setting buyers dream about — beautiful trees, impressive rock outcroppings, big mountain views, and plenty of room to enjoy the Colorado lifestyle. The property sits along a quiet road and has a private, peaceful feel from the moment you arrive. The spacious open living area is the heart of the cabin, offering tons of usable living space, tall ceilings, and great natural light. A very nice entry creates a welcoming first impression and leads into the open great room, where a cozy wood stove, rustic touches, and a comfortable dining area give the home a true mountain feel. The kitchen is functional as-is, with room to add an island if desired, and the open floor plan creates an inviting space for family and friends. The huge deck is a major highlight — a great spot for relaxing, entertaining, or taking in the views. Nestled among aspens dotted with pines, the property offers vibrant fall color, beautiful sunrises, memorable sunsets, and a true mountain backdrop with dramatic rock formations and wide-open views. The cabin includes one bedroom and one full bath, along with a laundry area and utility space for added function. A shed with power adds valuable workshop space and storage for tools, gear, and mountain essentials. There is also extra storage available in the tall crawl space if needed, giving the property more practical space than you might expect from a cozy mountain cabin. This mountain getaway or full-time cabin is just minutes from the historic town of Fairplay and close to fishing, National Forest access, hunting land, skiing, and whitewater rafting. With year-round access via county-maintained roads, this is a true Colorado mountain playground.

Key facts

• Multiple lots
• Extra storage
• Kitchen island

Tags

• MULTIPLE LOTS
• LARGE WRAPAROUND DECK
• KITCHEN ISLAND
• SHED WITH POWER
• EXTRA STORAGE

Property features AI

Finance

• HOA & community: Has association (The Buffalo), self-managed; Seasonal pond on the association property; Association fee $25 annually

Exterior

• Parking: 4 off-street parking spaces; Gravel parking surface
• Utilities: Well water; Septic tank; Electricity connected; Propane available; Phone service available; Public road frontage on a dirt, public-maintained road
• Home design: Single-family house; One story; Property unattached; Residential zoning (rural)
• Construction: Frame construction with wood siding; Composition roof; Concrete perimeter foundation; Built as a house
• Exterior features: Deck; Fire pit; Many trees; Rock outcropping; Rolling slope

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating
• Interior features: Ceiling fans; High ceilings; Open floor plan; Pantry; Wood-burning fireplace in the great room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $422k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (28.6% below list).
• Recommended offer: $314k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 D — 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: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $13k 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 38 days — a 3% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $60k; list at $440k implies a 639% gain — meaningful room to come down on a strong offer.

Recommended offer $314,100 (28.6% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.95
• GRM: 11.7

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-78,139
• Equity at exit: $65,591

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-77,515
• Equity at exit: $38,035

Cash invested: $123,172 (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: 141
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $3,141 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$183
• HOA: −$2
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-104

Break-even live

Break-even rent $3,273

Max offer price $421,526

Occupancy floor 98%

Sensitivity live

Price	-10% $145	-5% $21	+0% $-104	+5% $-229	+10% $-353
Rent	-10% $-352	-5% $-228	+0% $-104	+5% $20	+10% $144
Rate	-1.0pp $118	-0.5pp $8	base $-104	+0.5pp $-218	+1.0pp $-334

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Buffalo Ridge Rd Unit 1546268P Jefferson, CO	2.0	2.0	1065	$3,141	$2.95	17d	1	0.70mi

HOA detail

• Monthly dues: $2 · $24/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-21
   days on market $439,900 Active 38 DOM
2. 2026-06-19
   days on market $439,900 Active 36 DOM
3. 2026-06-18
   days on market $439,900 Active 35 DOM
4. 2026-06-17
   days on market $439,900 Active 34 DOM
5. 2026-06-16
   days on market $439,900 Active 33 DOM
6. 2026-06-15
   days on market $439,900 Active 32 DOM
7. 2026-06-14
   days on market $439,900 Active 30 DOM
8. 2026-06-12
   days on market $439,900 Active 29 DOM
9. 2026-06-09
   days on market $439,900 Active 26 DOM
10. 2026-06-08
    days on market $439,900 Active 25 DOM
11. 2026-06-07
    days on market $439,900 Active 24 DOM
12. 2026-06-05
    days on market $439,900 Active 21 DOM
13. 2026-06-02
    days on market $439,900 Active 19 DOM
14. 2026-06-01
    days on market $439,900 Active 18 DOM
15. 2026-05-31
    days on market $439,900 Active 17 DOM
16. 2026-05-30
    days on market $439,900 Active 16 DOM
17. 2026-05-14
    listed $439,900 Active 1820-char remark

    Show marketing remark (1820 chars)

    Tucked back on multiple lots totaling 7 jaw-dropping acres in The Buffalo, this charming mountain cabin offers the kind of setting buyers dream about - beautiful trees, impressive rock outcroppings, big mountain views, and plenty of room to enjoy the Colorado lifestyle. The property sits along a quiet road and has a private, peaceful feel from the moment you arrive. The spacious open living area is the heart of the cabin, offering tons of usable living space, tall ceilings, and great natural light. A very nice entry creates a welcoming first impression and leads into the open great room, where a cozy wood stove, rustic touches, and a comfortable dining area give the home a true mountain feel. The kitchen is functional as-is, with room to add an island if desired, and the open floor plan creates an inviting space for family and friends. The huge deck is a major highlight - a great spot for relaxing, entertaining, or taking in the views. Nestled among aspens dotted with pines, the property offers vibrant fall color, beautiful sunrises, memorable sunsets, and a true mountain backdrop with dramatic rock formations and wide-open views. The cabin includes one bedroom and one full bath, along with a laundry area and utility space for added function. A shed with power adds valuable workshop space and storage for tools, gear, and mountain essentials. There is also extra storage available in the tall crawl space if needed, giving the property more practical space than you might expect from a cozy mountain cabin. This mountain getaway or full-time cabin is just minutes from the historic town of Fairplay and close to fishing, National Forest access, hunting land, skiing, and whitewater rafting. With year-round access via county-maintained roads, this is a true Colorado mountain playground.

18. 2026-05-14
    listed $439,900 Active 1820-char remark

    Show marketing remark (1820 chars)

    Tucked back on multiple lots totaling 7 jaw-dropping acres in The Buffalo, this charming mountain cabin offers the kind of setting buyers dream about - beautiful trees, impressive rock outcroppings, big mountain views, and plenty of room to enjoy the Colorado lifestyle. The property sits along a quiet road and has a private, peaceful feel from the moment you arrive. The spacious open living area is the heart of the cabin, offering tons of usable living space, tall ceilings, and great natural light. A very nice entry creates a welcoming first impression and leads into the open great room, where a cozy wood stove, rustic touches, and a comfortable dining area give the home a true mountain feel. The kitchen is functional as-is, with room to add an island if desired, and the open floor plan creates an inviting space for family and friends. The huge deck is a major highlight - a great spot for relaxing, entertaining, or taking in the views. Nestled among aspens dotted with pines, the property offers vibrant fall color, beautiful sunrises, memorable sunsets, and a true mountain backdrop with dramatic rock formations and wide-open views. The cabin includes one bedroom and one full bath, along with a laundry area and utility space for added function. A shed with power adds valuable workshop space and storage for tools, gear, and mountain essentials. There is also extra storage available in the tall crawl space if needed, giving the property more practical space than you might expect from a cozy mountain cabin. This mountain getaway or full-time cabin is just minutes from the historic town of Fairplay and close to fishing, National Forest access, hunting land, skiing, and whitewater rafting. With year-round access via county-maintained roads, this is a true Colorado mountain playground.

19. 2026-05-14
    listed $439,900 Active 1820-char remark

    Show marketing remark (1820 chars)

    Tucked back on multiple lots totaling 7 jaw-dropping acres in The Buffalo, this charming mountain cabin offers the kind of setting buyers dream about - beautiful trees, impressive rock outcroppings, big mountain views, and plenty of room to enjoy the Colorado lifestyle. The property sits along a quiet road and has a private, peaceful feel from the moment you arrive. The spacious open living area is the heart of the cabin, offering tons of usable living space, tall ceilings, and great natural light. A very nice entry creates a welcoming first impression and leads into the open great room, where a cozy wood stove, rustic touches, and a comfortable dining area give the home a true mountain feel. The kitchen is functional as-is, with room to add an island if desired, and the open floor plan creates an inviting space for family and friends. The huge deck is a major highlight - a great spot for relaxing, entertaining, or taking in the views. Nestled among aspens dotted with pines, the property offers vibrant fall color, beautiful sunrises, memorable sunsets, and a true mountain backdrop with dramatic rock formations and wide-open views. The cabin includes one bedroom and one full bath, along with a laundry area and utility space for added function. A shed with power adds valuable workshop space and storage for tools, gear, and mountain essentials. There is also extra storage available in the tall crawl space if needed, giving the property more practical space than you might expect from a cozy mountain cabin. This mountain getaway or full-time cabin is just minutes from the historic town of Fairplay and close to fishing, National Forest access, hunting land, skiing, and whitewater rafting. With year-round access via county-maintained roads, this is a true Colorado mountain playground.

20. 2001-12-11
    soldstatus $59,500
21. 1997-07-31
    soldstatus $5,860

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $2,419 · $202/mo
• Expected delta: +$1,301/yr (+$108/mo · 116.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥80°F today · 24 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: $37,692
• − Mortgage interest: −$24,641
• − Property taxes: −$1,119
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,015
• − Management: −$3,015
• − HOA: −$24
• − Depreciation: −$12,797
• Taxable loss: −$9,119
• Est. tax savings @ 24.0%: +$2,189
• After-tax cash flow: $941/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

+7406.8% since first listed

5 events — show timeline

• 2026-05-14 Listed $439,900 IRES
• 2026-05-14 Listed $439,900 REColorado as Distributed by MLS Grid
• 2026-05-14 Listed $439,900 SAR
• 2001-12-11 Sold (Public Records) $59,500 Public Records
• 1997-07-31 Sold (Public Records) $5,860 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,119 · -15.2% YoY. Source: county tax records.