2275 Shelton Dr · Brook Forest, CO 80421

$175,000

1 bd · 1.0 ba · 504 sqft · SingleFamily public records · 58 Days on market

Built 1917 9,583 sqft lot Est $249k · 30% under $4/mo HOA ↓ 47% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just think about the possibilities! This unique home comes with a TON of potential! The 0.22-acre lot is just the right size for this Harris Park getaway, perfect for weekends, full-time or part-time use. Built in 1917, the 1-bedroom cabin offers peace and solitude, lots of aspen and pine, plus the charm and appeal of a simpler way of life. Inside, you'll find a family room with a wood stove for those chilly Fall evenings, knotty pine walls, a loft above for added space and a large, unfinished basement. There are great views with a southern exposure, plus a large deck to enjoy it all. A new roof and level lot add to the utility of the property, which includes two additional sheds. Explore all that Harris Park has to offer or just treat yourself to some well-deserved quiet time! Please note that the well is unregistered. Check out the pictures and call TODAY for your personal showing! Visit http://www.harrisparkmetrodistrict.com for Harris Park neighborhood details, including fishing ponds, a horse corral, and family and community activities. Listing information is deemed reliable but not guaranteed. Buyer and Buyer's Agent to confirm ALL listing details, including special taxing district.

Key facts

• Wood stove
• Loft
• Harris park getaway

Tags

• 0.22 ACRE LOT
• HARRIS PARK GETAWAY
• FAMILY ROOM
• WOOD STOVE
• LOFT
• UNFINISHED BASEMENT

Property features AI

Finance

• HOA & community: Managed by Harris Park Metro District (professionally managed); Annual association fee of $50

Exterior

• Parking: 1 parking space; 1 off-street parking space
• Utilities: Septic tank
• Home design: Single-family detached home; One story
• Construction: Log and wood siding construction; Structure type: House
• Exterior features: Composition roof; Lot approximately 0.22 acres

Interior

• Kitchen: Wood flooring; Tile countertops
• Bedrooms: 1 bedroom on the main level (approximately 11.6' x 9')
• Flooring: Wood floors in kitchen and family room; Pine walls in family room
• Bathrooms: 1 three-quarter bathroom (main level, primary suite)
• Heating & cooling: Wood stove heating
• Interior features: Wood stove in family room; Loft off family room; Unfinished basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $285 ($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 $170k (3.1% below list).
• Recommended offer: $170k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 2.8% in Brook Forest — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Platte Canyon School District No. 1 Of The County Of Park (rural): math 38% / reading 66% proficiency, ranked #9 of 86 in CO (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Platte Canyon High School (math 44% / reading 74%, grade C+, #53 of 381 statewide, top 17%, 228 students, 14% FRL).
• Market conditions: 142 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 58 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,513 (3.1% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $249,480
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Appleby St	0.36mi	1/1.0	532 (+6%)	20mo	$140,000	$263	57
181 Mcdougal Rd	0.72mi	1/1.0	576 (+14%)	20mo	$285,000	$495	26

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,255
• Equity at exit: $26,093

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $14,187
• Equity at exit: $15,131

Cash invested: $49,000 (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 80421

• Active inventory: 142
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$73
• HOA: −$4
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $285

Break-even live

Break-even rent $1,334

Max offer price $175,000

Occupancy floor 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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 58 DOM
2. 2026-06-17
   days on market $175,000 Active 57 DOM
3. 2026-06-16
   days on market $175,000 Active 56 DOM
4. 2026-06-15
   days on market $175,000 Active 55 DOM
5. 2026-06-13
   days on market $175,000 Active 53 DOM
6. 2026-06-09
   days on market $175,000 Active 49 DOM
7. 2026-06-08
   days on market $175,000 Active 48 DOM
8. 2026-06-07
   days on market $175,000 Active 47 DOM
9. 2026-06-04
   days on market $175,000 Active 44 DOM
10. 2026-06-03
    days on market $175,000 Active 43 DOM
11. 2026-06-02
    days on market $175,000 Active 42 DOM
12. 2026-06-01
    days on market $175,000 Active 41 DOM
13. 2026-05-31
    days on market $175,000 Active 40 DOM
14. 2026-04-21
    listed $175,000 Active 1208-char remark

    Show marketing remark (1208 chars)

    Just think about the possibilities! This unique home comes with a TON of potential! The 0.22-acre lot is just the right size for this Harris Park getaway, perfect for weekends, full-time or part-time use. Built in 1917, the 1-bedroom cabin offers peace and solitude, lots of aspen and pine, plus the charm and appeal of a simpler way of life. Inside, you'll find a family room with a wood stove for those chilly Fall evenings, knotty pine walls, a loft above for added space and a large, unfinished basement. There are great views with a southern exposure, plus a large deck to enjoy it all. A new roof and level lot add to the utility of the property, which includes two additional sheds. Explore all that Harris Park has to offer or just treat yourself to some well-deserved quiet time! Please note that the well is unregistered. Check out the pictures and call TODAY for your personal showing! Visit http://www.harrisparkmetrodistrict.com for Harris Park neighborhood details, including fishing ponds, a horse corral, and family and community activities. Listing information is deemed reliable but not guaranteed. Buyer and Buyer's Agent to confirm ALL listing details, including special taxing district.

15. 2026-04-21
    listed $175,000 Active 1208-char remark

    Show marketing remark (1208 chars)

    Just think about the possibilities! This unique home comes with a TON of potential! The 0.22-acre lot is just the right size for this Harris Park getaway, perfect for weekends, full-time or part-time use. Built in 1917, the 1-bedroom cabin offers peace and solitude, lots of aspen and pine, plus the charm and appeal of a simpler way of life. Inside, you'll find a family room with a wood stove for those chilly Fall evenings, knotty pine walls, a loft above for added space and a large, unfinished basement. There are great views with a southern exposure, plus a large deck to enjoy it all. A new roof and level lot add to the utility of the property, which includes two additional sheds. Explore all that Harris Park has to offer or just treat yourself to some well-deserved quiet time! Please note that the well is unregistered. Check out the pictures and call TODAY for your personal showing! Visit http://www.harrisparkmetrodistrict.com for Harris Park neighborhood details, including fishing ponds, a horse corral, and family and community activities. Listing information is deemed reliable but not guaranteed. Buyer and Buyer's Agent to confirm ALL listing details, including special taxing district.

16. 2023-10-22
    status Pending Accepting Backup Offers
17. 2023-10-21
    historical
18. 2023-06-30
    listed $170,000 Active
19. 2016-06-30
    soldstatus $329,900

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$252/yr (+$21/mo · 35.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥80°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,342
• − Mortgage interest: −$9,803
• − Property taxes: −$710
• − Insurance: −$875
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$48
• − Depreciation: −$5,091
• Taxable income: $560
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $3,290/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: Platte Canyon School District No. 1 Of The County Of Park
• NCES district ID: 0802370
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 66% ▲ 10.00%
• Median HH income: $67,757
• Composite: 46.03/100
• National rank: #2523
• State rank: #9 of 86 in CO

Livability — Brook Forest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,601

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -240.29%
• Current HPI: 322.1809
• 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

-47.0% since first listed

6 events — show timeline

• 2026-04-21 Listed $175,000 IRES
• 2026-04-21 Listed $175,000 REColorado as Distributed by MLS Grid
• 2023-10-22 Pending — REColorado as Distributed by MLS Grid
• 2023-10-21 Listing Removed — REColorado as Distributed by MLS Grid
• 2023-06-30 Listed $170,000 REColorado as Distributed by MLS Grid
• 2016-06-30 Sold (Public Records) $329,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $710 · +33.4% YoY. Source: county tax records.