37 Teddys Ln · Red Feather Lakes, CO 80545

$205,000

1 bd · None ba · 480 sqft · SingleFamily public records · 63 Days on market

Built 1931 5,662 sqft lot Est $175k · 17% over

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.2/10.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Vintage 1931 cabin well cared for and ready for you to enjoy. This 480 sq. ft. cabin has a wood stove, metal roof, compost toilet, one bedroom and small garage to store all your mountain gear. Main room is 20' x 16' and large enough for the entire family with extra beds for sleeping. Come and fish the public lakes or purchase a fishing membership to fish the private lakes in Red Feather. A great getaway for the entire family.

Key facts

• Two lots
• No hoa
• Loft area

Tags

• TWO LOTS
• NO HOA
• LOFT AREA
• HEATED STORAGE PANTRY ROOM
• WATER STORAGE TANK
• NEWER INSULATION

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity available; Wood/coal available; Satellite available; No gas service; No trash service; No water source listed / other; No sewer listed / other; No water rights and no water meter installed
• Home design: Single-family residence; One story; Residential property; Not new (previously owned)
• Construction: Frame construction; Metal roof
• Exterior features: Partial wood fencing; Wooded lot with evergreen and deciduous trees; Native grass; Level to sloping terrain; House faces south; Unincorporated area; Dirt road frontage on a private road; Minimal flood or C flood plain

Interior

• Kitchen: Electric range; Refrigerator; Microwave; Gas BBQ; Water purifier (owned)
• Bedrooms: 1 bedroom (all bedrooms conform)
• Flooring: Wood flooring
• Heating & cooling: Wood stove; Space heater; Two or more heat sources; Wall furnace; Ceiling fan(s)
• Interior features: Eat-in kitchen; Open floor plan; Loft; Window coverings

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $276 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago 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 $65k; list at $205k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $175,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Onawa Rd	0.22mi	1/—	468 (-2%)	19mo	$167,000	$357	69
621 Nokomis Rd	0.19mi	2/— (+1)	480 (0%)	24mo	$175,000	$365	66
73 Onawa Way	0.35mi	2/— (+1)	500 (+4%)	15mo	$100,000	$200	60
153 Columbine Dr	0.73mi	1/1.0	500 (+4%)	2mo	$257,500	$515	58
108 Buffalo Run Ln	0.70mi	1/1.0	435 (-9%)	12mo	$219,000	$503	41

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: 9.2%
• Equity multiple: 1.42×
• Total profit: $24,394
• Equity at exit: $53,882

10-year hold

• IRR: 14.8%
• Equity multiple: 2.53×
• Total profit: $88,070
• Equity at exit: $60,420

Cash invested: $57,400 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $562

Break-even live

Break-even rent $1,585

Max offer price $205,000

Occupancy floor 71%

Sensitivity live

Price	-10% $678	-5% $620	+0% $562	+5% $503	+10% $445
Rent	-10% $380	-5% $471	+0% $562	+5% $652	+10% $743
Rate	-1.0pp $665	-0.5pp $614	base $562	+0.5pp $508	+1.0pp $454

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $205,000 Active 63 DOM
2. 2026-06-17
   days on market $205,000 Active 62 DOM
3. 2026-06-16
   days on market $205,000 Active 61 DOM
4. 2026-06-15
   days on market $205,000 Active 60 DOM
5. 2026-06-14
   days on market $205,000 Active 58 DOM
6. 2026-06-10
   days on market $205,000 Active 55 DOM
7. 2026-06-09
   days on market $205,000 Active 54 DOM
8. 2026-06-08
   days on market $205,000 Active 53 DOM
9. 2026-06-07
   days on market $205,000 Active 52 DOM
10. 2026-06-03
    days on market $205,000 Active 48 DOM
11. 2026-06-02
    days on market $205,000 Active 47 DOM
12. 2026-06-01
    days on market $205,000 Active 46 DOM
13. 2026-05-31
    days on market $205,000 Active 45 DOM
14. 2026-05-30
    days on market $205,000 Active 44 DOM
15. 2026-04-16
    listed $205,000 Active
16. 2016-05-16
    soldstatus $65,000
17. 2016-05-13
    historical 430-char remark

    Show marketing remark (430 chars)

    Vintage 1931 cabin well cared for and ready for you to enjoy. This 480 sq. ft. cabin has a wood stove, metal roof, compost toilet, one bedroom and small garage to store all your mountain gear. Main room is 20' x 16' and large enough for the entire family with extra beds for sleeping. Come and fish the public lakes or purchase a fishing membership to fish the private lakes in Red Feather. A great getaway for the entire family.

18. 2016-05-13
    soldstatus $65,000 Sold 430-char remark

    Show marketing remark (430 chars)

    Vintage 1931 cabin well cared for and ready for you to enjoy. This 480 sq. ft. cabin has a wood stove, metal roof, compost toilet, one bedroom and small garage to store all your mountain gear. Main room is 20' x 16' and large enough for the entire family with extra beds for sleeping. Come and fish the public lakes or purchase a fishing membership to fish the private lakes in Red Feather. A great getaway for the entire family.

19. 2016-04-19
    historical Active - Backup 430-char remark

    Show marketing remark (430 chars)

    Vintage 1931 cabin well cared for and ready for you to enjoy. This 480 sq. ft. cabin has a wood stove, metal roof, compost toilet, one bedroom and small garage to store all your mountain gear. Main room is 20' x 16' and large enough for the entire family with extra beds for sleeping. Come and fish the public lakes or purchase a fishing membership to fish the private lakes in Red Feather. A great getaway for the entire family.

20. 2015-07-26
    listed $69,900 Active 430-char remark

    Show marketing remark (430 chars)

    Vintage 1931 cabin well cared for and ready for you to enjoy. This 480 sq. ft. cabin has a wood stove, metal roof, compost toilet, one bedroom and small garage to store all your mountain gear. Main room is 20' x 16' and large enough for the entire family with extra beds for sleeping. Come and fish the public lakes or purchase a fishing membership to fish the private lakes in Red Feather. A great getaway for the entire family.

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$30/yr (+$3/mo · 2.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 1/10 Low 5 d/yr ≥81°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 23 unhealthy d/yr today · 26 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,546
• − Mortgage interest: −$11,483
• − Property taxes: −$1,097
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$5,964
• Taxable income: $3,569
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $5,882/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

• Census place: Red Feather Lakes, CO
• 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

+193.3% since first listed

6 events — show timeline

• 2026-04-16 Listed $205,000 IRES
• 2016-05-16 Sold (Public Records) $65,000 Public Records
• 2016-05-13 Listing Removed — IRES
• 2016-05-13 Sold (MLS) $65,000 IRES
• 2016-04-19 Contingent — IRES
• 2015-07-26 Listed $69,900 IRES

Property tax history

+8.8%/yr

Latest (2025): $1,097 · +48.1% YoY. Source: county tax records.