62 Spokane Ct · Red Feather Lakes, CO 80545

$335,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 324 Days on market

Built 2001 0.74 ac lot $106/mo HOA · 3% of rent

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Listing remarks MLS

Wonderful cabin or year round home! Very cute turn key cabin in the woods with new interior/exterior paint, light fixtures, plumbing fixtures, wood shutters, faux beams, accent walls, new 800gallon cisterns installed to make this a year round retreat. Beautiful aspen patch right of the back deck, where the moose and the deer play! Property is serviced by CL seasonal water system during the summer months. Most furniture, furnishings to be included so just bring your toothbrush. CL provides sewer.

Key facts

• Spacious lot
• Designer wood wall
• Mountain home

Tags

• MOUNTAIN HOME
• SPACIOUS LOT
• FULLY EQUIPPED KITCHEN
• DESIGNER WOOD WALL
• LUXURY PLANK VINYL FLOORING
• SOARING VAULTED CEILINGS

Property features AI

Finance

• Other: Not new construction; previously owned; Possible use: Single family; Accessibility features: level lot, main floor bath, main level bedroom
• HOA & community: HOA membership required; Annual association fee of $799 (includes trash and snow removal); Second annual association fee of $475; Association transfer fees apply; Associations: Crystal Lakes Road & Rec; Crystal Lakes Water & Sewer; Community amenities include park and trails

Exterior

• Parking: Off-street parking; 2 garage spaces
• Utilities: Water from district and cistern (meter installed); Public sewer and septic tank; Electricity available
• Home design: Manufactured on land (manufactured house); One story
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Storage structure on property; Corner lot with wooded areas, evergreen and deciduous trees, native grass; Level to rolling lot; Minimal flood risk (C rating); Gravel road frontage on a private road; Recreation association required

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Microwave
• Bedrooms: 3 bedrooms (all bedrooms conforming)
• Flooring: Low carpet
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Ceiling fans
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floor plan; Walk-in closets; Window coverings; Fire alarm; Electric fireplace in great room
• Laundry & utility: Washer and dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $335k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 $451 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.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $94k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 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: 1.07% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.26×
• Total profit: $24,156
• Equity at exit: $88,051

10-year hold

• IRR: 11.4%
• Equity multiple: 2.17×
• Total profit: $110,213
• Equity at exit: $98,735

Cash invested: $93,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,588 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$162 /mo · $1,947/yr
• Insurance: −$140
• HOA: −$106
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $670

Break-even live

Break-even rent $2,740

Max offer price $335,000

Occupancy floor 76%

Sensitivity live

Price	-10% $859	-5% $765	+0% $670	+5% $575	+10% $480
Rent	-10% $386	-5% $528	+0% $670	+5% $812	+10% $953
Rate	-1.0pp $839	-0.5pp $755	base $670	+0.5pp $583	+1.0pp $495

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $106 · $1,272/yr
• Likely covers: watersewer

Listing history 35 events

1. 2026-06-18
   days on market $335,000 Active 324 DOM
2. 2026-06-17
   days on market $335,000 Active 323 DOM
3. 2026-06-16
   days on market $335,000 Active 322 DOM
4. 2026-06-15
   days on market $335,000 Active 321 DOM
5. 2026-06-14
   days on market $335,000 Active 319 DOM
6. 2026-06-10
   days on market $335,000 Active 316 DOM
7. 2026-06-09
   days on market $335,000 Active 315 DOM
8. 2026-06-08
   days on market $335,000 Active 314 DOM
9. 2026-06-07
   days on market $335,000 Active 313 DOM
10. 2026-06-03
    days on market $335,000 Active 309 DOM
11. 2026-06-02
    days on market $335,000 Active 308 DOM
12. 2026-06-01
    days on market $335,000 Active 307 DOM
13. 2026-05-31
    days on market $335,000 Active 306 DOM
14. 2026-05-30
    days on market $335,000 Active 305 DOM
15. 2026-05-25
    price $335,000
16. 2026-04-30
    price $349,900
17. 2026-01-08
    price $357,000
18. 2025-07-29
    listed $365,000 Active
19. 2021-10-07
    soldstatus $295,000
20. 2021-10-06
    soldstatus $295,000 Sold 501-char remark

    Show marketing remark (501 chars)

    Wonderful cabin or year round home! Very cute turn key cabin in the woods with new interior/exterior paint, light fixtures, plumbing fixtures, wood shutters, faux beams, accent walls, new 800gallon cisterns installed to make this a year round retreat. Beautiful aspen patch right of the back deck, where the moose and the deer play! Property is serviced by CL seasonal water system during the summer months. Most furniture, furnishings to be included so just bring your toothbrush. CL provides sewer.

21. 2021-09-16
    historical Active - Backup 501-char remark

    Show marketing remark (501 chars)

    Wonderful cabin or year round home! Very cute turn key cabin in the woods with new interior/exterior paint, light fixtures, plumbing fixtures, wood shutters, faux beams, accent walls, new 800gallon cisterns installed to make this a year round retreat. Beautiful aspen patch right of the back deck, where the moose and the deer play! Property is serviced by CL seasonal water system during the summer months. Most furniture, furnishings to be included so just bring your toothbrush. CL provides sewer.

22. 2021-09-13
    listed $295,000 Active 501-char remark

    Show marketing remark (501 chars)

    Wonderful cabin or year round home! Very cute turn key cabin in the woods with new interior/exterior paint, light fixtures, plumbing fixtures, wood shutters, faux beams, accent walls, new 800gallon cisterns installed to make this a year round retreat. Beautiful aspen patch right of the back deck, where the moose and the deer play! Property is serviced by CL seasonal water system during the summer months. Most furniture, furnishings to be included so just bring your toothbrush. CL provides sewer.

23. 2019-09-17
    soldstatus $155,000 Sold 492-char remark

    Show marketing remark (492 chars)

    F6L51 Well maintained 3 bedroom/2 bathroom cabin with master bed and bath. Deck on the front and in the back to enjoy your morning coffee and watch the wildlife. 10 x 12 storage shed, walking distance to national forest. Water is supplied by Crystal Lakes Community water for 4 months of the summer. A cistern could be added to allow year round water. Great fishing in the Lakes, streams and ponds of Crystal Lakes. All furniture is included, along with the clothes washer and clothes dryer.

24. 2019-08-19
    historical Active - Backup 492-char remark

    Show marketing remark (492 chars)

    F6L51 Well maintained 3 bedroom/2 bathroom cabin with master bed and bath. Deck on the front and in the back to enjoy your morning coffee and watch the wildlife. 10 x 12 storage shed, walking distance to national forest. Water is supplied by Crystal Lakes Community water for 4 months of the summer. A cistern could be added to allow year round water. Great fishing in the Lakes, streams and ponds of Crystal Lakes. All furniture is included, along with the clothes washer and clothes dryer.

25. 2019-08-06
    price $165,000 492-char remark

    Show marketing remark (492 chars)

    F6L51 Well maintained 3 bedroom/2 bathroom cabin with master bed and bath. Deck on the front and in the back to enjoy your morning coffee and watch the wildlife. 10 x 12 storage shed, walking distance to national forest. Water is supplied by Crystal Lakes Community water for 4 months of the summer. A cistern could be added to allow year round water. Great fishing in the Lakes, streams and ponds of Crystal Lakes. All furniture is included, along with the clothes washer and clothes dryer.

26. 2019-06-24
    price $179,000 492-char remark

    Show marketing remark (492 chars)

    F6L51 Well maintained 3 bedroom/2 bathroom cabin with master bed and bath. Deck on the front and in the back to enjoy your morning coffee and watch the wildlife. 10 x 12 storage shed, walking distance to national forest. Water is supplied by Crystal Lakes Community water for 4 months of the summer. A cistern could be added to allow year round water. Great fishing in the Lakes, streams and ponds of Crystal Lakes. All furniture is included, along with the clothes washer and clothes dryer.

27. 2019-06-13
    status Active 492-char remark

    Show marketing remark (492 chars)

    F6L51 Well maintained 3 bedroom/2 bathroom cabin with master bed and bath. Deck on the front and in the back to enjoy your morning coffee and watch the wildlife. 10 x 12 storage shed, walking distance to national forest. Water is supplied by Crystal Lakes Community water for 4 months of the summer. A cistern could be added to allow year round water. Great fishing in the Lakes, streams and ponds of Crystal Lakes. All furniture is included, along with the clothes washer and clothes dryer.

28. 2019-06-08
    historical Active - Backup 492-char remark

    Show marketing remark (492 chars)

    F6L51 Well maintained 3 bedroom/2 bathroom cabin with master bed and bath. Deck on the front and in the back to enjoy your morning coffee and watch the wildlife. 10 x 12 storage shed, walking distance to national forest. Water is supplied by Crystal Lakes Community water for 4 months of the summer. A cistern could be added to allow year round water. Great fishing in the Lakes, streams and ponds of Crystal Lakes. All furniture is included, along with the clothes washer and clothes dryer.

29. 2019-05-31
    listed $189,000 Active 492-char remark

    Show marketing remark (492 chars)

    F6L51 Well maintained 3 bedroom/2 bathroom cabin with master bed and bath. Deck on the front and in the back to enjoy your morning coffee and watch the wildlife. 10 x 12 storage shed, walking distance to national forest. Water is supplied by Crystal Lakes Community water for 4 months of the summer. A cistern could be added to allow year round water. Great fishing in the Lakes, streams and ponds of Crystal Lakes. All furniture is included, along with the clothes washer and clothes dryer.

30. 2016-09-07
    soldstatus $128,000
31. 2016-08-31
    soldstatus $128,000 Sold
32. 2016-07-21
    historical Active - Backup
33. 2015-07-25
    listed $139,000 Active
34. 2009-08-20
    soldstatus $110,000
35. 1975-07-01
    soldstatus $7,900

ⓘ 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: $1,947 · $162/mo
• Projected year-2 tax: $1,947 · $162/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,056
• − Mortgage interest: −$18,765
• − Property taxes: −$1,947
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,444
• − Management: −$3,444
• − HOA: −$1,272
• − Depreciation: −$9,745
• Taxable income: $2,762
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $7,376/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

• 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

+4140.5% since first listed

21 events — show timeline

• 2026-05-25 Price Changed $335,000 IRES
• 2026-04-30 Price Changed $349,900 IRES
• 2026-01-08 Price Changed $357,000 IRES
• 2025-07-29 Listed $365,000 IRES
• 2021-10-07 Sold (Public Records) $295,000 Public Records
• 2021-10-06 Sold (MLS) $295,000 IRES
• 2021-09-16 Contingent — IRES
• 2021-09-13 Listed $295,000 IRES
• 2019-09-17 Sold (MLS) $155,000 IRES
• 2019-08-19 Contingent — IRES
• 2019-08-06 Price Changed $165,000 IRES
• 2019-06-24 Price Changed $179,000 IRES
• 2019-06-13 Relisted — IRES
• 2019-06-08 Contingent — IRES
• 2019-05-31 Listed $189,000 IRES
• 2016-09-07 Sold (Public Records) $128,000 Public Records
• 2016-08-31 Sold (MLS) $128,000 IRES
• 2016-07-21 Contingent — IRES
• 2015-07-25 Listed $139,000 IRES
• 2009-08-20 Sold (Public Records) $110,000 Public Records
• 1975-07-01 Sold (Public Records) $7,900 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,947 · +7.7% YoY. Source: county tax records.