201 Bronco Cir #0 · Como, CO 80432

$178,000

2 bd · 2.0 ba · 1,536 sqft · SingleFamily · 87 Days on market

Built 1994 Good condition 4.02 ac lot $4/mo HOA

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• Condition / age +3.8/5.0
• Appreciation +3.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

You could own a 1/3 PARTNERSHIP In this charming cabin in Indian Mountain. Each partner is entitled to an equivalent share of the annual use. The location can't be beat, privacy and stunning views. The property has massive mountain views, and Tarryall Creek runs right through the large ranch that the lot backs up to. The main level of the cabin has a warm, open, inviting great room with two separate seating areas and a dining space. A wood burning stove will keep you cozy in the winter. The open kitchen has an island with additional seating. A 3/4 bath with Washer/Dryer completes the main level. Downstairs you have 2 bedrooms and a full bath, ideal accommodations for family and guests. Sitt

Key facts

• Beautiful deck
• Tarryall creek
• Open kitchen

Tags

• MASSIVE MOUNTAIN VIEWS
• TARRYALL CREEK
• OPEN KITCHEN
• WOOD BURNING STOVE
• BEAUTIFUL DECK
• DETACHED OVERSIZED GARAGE

Property features AI

Finance

• Other: Residential rural zoning; Has view; Subdivision: INDIAN MOUNTAIN
• HOA & community: Homeowners association with an annual fee of $50; Community clubhouse

Exterior

• Parking: Detached garage (2 spaces) — see remarks
• Utilities: Private well water; Septic tank; Electricity available; Propane available; Phone available
• Home design: Two levels; Log construction; Timeshare residential property
• Construction: Composition roof
• Exterior features: Deck; Barbecue; Satellite dish; Rolling, sloped lot with many trees; Dirt road access (publicly maintained)

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Propane heating; Wood stove heating
• Interior features: Furnished; Wood burning stove / fireplace; Finished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $178k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $167k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.2% in Como — 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.
• 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.
• Market conditions: 140 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 87 days — a 6% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $167,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.09% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.7

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-10,173
• Equity at exit: $26,540

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $15,270
• Equity at exit: $15,390

Cash invested: $49,840 (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: 140
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$933
• Tax est. 1.5%: −$222 /mo · $2,670/yr
• Insurance: −$74
• HOA: −$4
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $293

Break-even live

Break-even rent $1,562

Max offer price $178,000

Occupancy floor 80%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 16 events

1. 2026-06-19
   days on market $178,000 Active 87 DOM
2. 2026-06-18
   days on market $178,000 Active 86 DOM
3. 2026-06-17
   days on market $178,000 Active 85 DOM
4. 2026-06-17
   days on market $178,000 Active 84 DOM
5. 2026-06-15
   days on market $178,000 Active 83 DOM
6. 2026-06-14
   days on market $178,000 Active 81 DOM
7. 2026-06-12
   days on market $178,000 Active 80 DOM
8. 2026-06-09
   days on market $178,000 Active 77 DOM
9. 2026-06-08
   days on market $178,000 Active 76 DOM
10. 2026-06-07
    days on market $178,000 Active 75 DOM
11. 2026-06-05
    days on market $178,000 Active 72 DOM
12. 2026-06-02
    days on market $178,000 Active 70 DOM
13. 2026-06-01
    days on market $178,000 Active 69 DOM
14. 2026-05-31
    days on market $178,000 Active 68 DOM
15. 2026-05-30
    days on market $178,000 Active 67 DOM
16. 2026-03-24
    listed $178,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,191
• − Mortgage interest: −$9,971
• − Property taxes: −$2,670
• − Insurance: −$890
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − HOA: −$48
• − Depreciation: −$5,178
• Taxable income: $724
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $3,338/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This charming cabin in Indian Mountain is in good condition with a good condition score of 75. It has a good roof, exterior, and interior walls. The kitchen and living room could benefit from minor repairs and painting. The property has a good curb appeal and is ideal for both resale and rental due to its location and views.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor living room carpet — some wear

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale update kitchen cabinets — new cabinets improve functionality and aesthetics
• Both landscaping — improved landscaping enhances curb appeal and outdoor living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
living room carpet · some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale update kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Both landscaping — improved landscaping enhances curb appeal and outdoor living space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Como

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

1 event — show timeline

• 2026-03-24 Listed $178,000 SAR