6122 Fourmile Canyon Dr · Mountain Meadows, CO 80302

$275,000

2 bd · 1.0 ba · 692 sqft · SingleFamily public records · 281 Days on market

Built 1900 5,662 sqft lot

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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 +15.9/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.9/10.0
• Rent growth +3.9/5.0
• 1% rule +3.3/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in historic Fourmile Canyon just 20 minutes from downtown Boulder, this property offers a rare opportunity for investors, contractors, builders, or buyers seeking a mountain renovation project with strong upside potential. Set along a scenic stretch of canyon road with a creek across the street and true mountain living, the property combines a private mountain setting with convenient access to Boulder. The turn-of-the-century home features 2 bedrooms and 1 bathroom and is being sold strictly as-is. The property will likely require significant renovation or redevelopment, making it well suited for buyers looking for a fixer-upper, investment property, restoration project, or future c

Key facts

• 5,662 sq ft lot
• Garage
• Built 1900

Property features AI

Finance

• Other: Property type: Single-family use permitted; Cabin property sub-type; Directions: Google Maps will take you directly to the cabin, but there is no service — map ahead of time
• HOA & community: No association fees

Exterior

• Parking: Off-street parking; 1 garage space
• Utilities: Well water (meter installed); No water rights; Electricity available; Propane gas
• Home design: One-story cabin (residential); Not new — previously owned; Zoning: F
• Construction: Frame construction; Metal roof
• Exterior features: Patio; Paved lot; Asphalt road frontage; County-maintained road access; Located in a 500-year floodplain or B/X flood zone

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (all bedrooms conform)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wood stove (secondary heat source)
• Interior features: Eat-in kitchen; Beamed ceilings; Wood stove

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $66 ($794/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 $230k (16.5% below list).
• Recommended offer: $230k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#329 in CO) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Flatirons Elementary School (math 70% / reading 77%, grade A, #23 of 966 statewide, top 2%, 182 students, 15% FRL); Casey Middle School (math 34% / reading 47%, grade F, #76 of 270 statewide, top 28%, 452 students, 57% FRL); Boulder High School (math 64% / reading 81%, grade B+, #18 of 381 statewide, top 4%, 2,074 students, 28% FRL) — zoned schools average 33% FRL vs 16% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 253 active listings in the ZIP; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).
• This rent runs 45% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $275k implies a 3829% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,567 (16.5% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.61% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-34,220
• Equity at exit: $41,003

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,167
• Equity at exit: $23,777

Cash invested: $77,000 (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 80302

• Rents YoY: 5.6%
• Active inventory: 253
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $66

Break-even live

Break-even rent $2,212

Max offer price $275,000

Occupancy floor 92%

Sensitivity live

Price	-10% $222	-5% $144	+0% $66	+5% $-12	+10% $-89
Rent	-10% $-115	-5% $-24	+0% $66	+5% $157	+10% $248
Rate	-1.0pp $205	-0.5pp $136	base $66	+0.5pp $-5	+1.0pp $-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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $275,000 Active 281 DOM
2. 2026-06-18
   days on market $275,000 Active 278 DOM
3. 2026-06-17
   days on market $275,000 Active 277 DOM
4. 2026-06-16
   days on market $275,000 Active 276 DOM
5. 2026-06-15
   days on market $275,000 Active 275 DOM
6. 2026-06-14
   days on market $275,000 Active 273 DOM
7. 2026-06-13
   days on market $275,000 Active 272 DOM
8. 2026-06-10
   days on market $275,000 Active 270 DOM
9. 2026-06-09
   days on market $275,000 Active 269 DOM
10. 2026-06-09
    days on market $275,000 Active 268 DOM
11. 2026-06-07
    days on market $275,000 Active 267 DOM
12. 2026-06-05
    days on market $275,000 Active 264 DOM
13. 2026-06-03
    days on market $275,000 Active 263 DOM
14. 2026-06-02
    days on market $275,000 Active 262 DOM
15. 2026-06-01
    days on market $275,000 Active 261 DOM
16. 2026-05-31
    days on market $275,000 Active 260 DOM
17. 2026-05-30
    days on market $275,000 Active 259 DOM
18. 2026-04-14
    price $300,000
19. 2026-03-26
    price $350,000
20. 2026-03-16
    price $355,000
21. 2026-02-16
    price $360,000
22. 2025-10-06
    price $395,000
23. 2025-09-13
    listed $400,000 Active
24. 1971-07-14
    soldstatus $7,000

ⓘ 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: $1,491 · $124/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$22/yr (+$2/mo · 1.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,548
• − Mortgage interest: −$15,404
• − Property taxes: −$1,491
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$8,000
• Taxable loss: −$3,927
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $1,737/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Mountain Meadows

• Score: 56/100
• State rank: #329
• US rank: #22318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Boulder County · 271,666 people
• Metro: Boulder, CO
• Population (ZIP): 29,569
• Household income: $61,698
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 4261.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 7% Two or more races 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Lithuanian 3% Romanian 3%
• Foreign-born: 9% · China, Canada
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -458.42%
• Current HPI: 285.6506
• Rent YoY: ▲ 5.61%
• Metro: Boulder, CO
• 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

+4185.7% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $300,000 IRES
• 2026-03-26 Price Changed $350,000 IRES
• 2026-03-16 Price Changed $355,000 IRES
• 2026-02-16 Price Changed $360,000 IRES
• 2025-10-06 Price Changed $395,000 IRES
• 2025-09-13 Listed $400,000 IRES
• 1971-07-14 Sold (Public Records) $7,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,491 · +54.2% YoY. Source: county tax records.