5516 Owl Hoot Dr Unit F-3 · Fort Collins, CO 80528

$290,000

3 bd · 2.5 ba · 1,170 sqft · Townhouse · 664 Days on market

Built 2024 1,306 sqft lot Est $290k · at est. $261/mo HOA · 11% of rent

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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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Appreciation +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks

AFFORDABLE HOUSING!! Discover the perfect blend of comfort and convenience in a brand-new, move-in ready 3-bedroom, 2.5-bath townhome with an attached 1-car garage! Step inside to find a bright and airy living room, perfect for relaxing or entertaining. The open-concept design flows effortlessly into a stylish kitchen, featuring stainless steel appliances, ample cabinet space, and elegant granite countertops. The main floor also includes a handy half bath for guests. Upstairs, you'll find three generously sized bedrooms, including a primary suite with its own private bathroom. Located in a vibrant neighborhood near coffee shops, bars, restaurants, parks, and public transportation. As part o

Key facts

• Brand-new townhome
• $261 HOA
• Garage

Tags

• BRAND-NEW TOWNHOME

Property features AI

Finance

• Other: Energy rated (green/energy efficient)
• HOA & community: HOA (Birdwhistle Townhomes HOA Inc) with monthly fee ($261); HOA covers snow removal, grounds maintenance, management, and exterior maintenance; Association transfer fee and reserves in place; Pets allowed: dogs and cats

Exterior

• Parking: Attached garage (1 car)
• Utilities: District water (meter installed); Public sewer; Natural gas available (Xcel); Electricity available; Master-metered electric and gas
• Home design: Townhouse (attached); Two levels; New construction, completed; Minimal flood risk (C rating)
• Construction: Frame construction with painted/stained finish; Composition roof; Slab foundation; Built by TWG Construction, LLC
• Exterior features: Patio; Partial fencing; Paved lot with curbs, gutters and sidewalks; Street lighting; Asphalt road access; Road frontage: private road up to county standards, city street, and county maintained

Interior

• Kitchen: Electric range; Self-cleaning oven; Refrigerator; Microwave; Garbage disposal
• Bedrooms: 3 bedrooms (all conforming)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Open floorplan; Walk-in closet(s); Fire alarm

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (17.1% below list).
• Recommended offer: $237k (18.2% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.6% in Fort Collins — 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 80/100 on livability (#11 in CO, #1,750 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living 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: Zach Elementary School (math 77% / reading 87%, grade A+, #4 of 966 statewide, top 1%, 475 students, 7% FRL); Fossil Ridge High School (math 63% / reading 83%, grade B+, #16 of 381 statewide, top 4%, 2,053 students, 9% FRL) — zoned schools average 8% FRL vs 24% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 78% at this address vs 52% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Poudre School District R-1 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 189 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 664 days — a 12% lower offer ($255k) 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 $237,145 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 664 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $290,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3684 Loggers Ln Unit E-3	0.03mi	3/2.5	1,170 (0%)	1mo	$290,000	$248	98
3684 Loggers Ln #3	0.03mi	3/3.0	1,170 (0%)	1mo	$290,000	$248	96
3614 Loggers Ln Unit D-3	0.06mi	3/2.5	1,170 (0%)	2mo	$290,000	$248	95
5536 Owl Hoot Dr #1	0.02mi	3/2.5	1,170 (0%)	10mo	$290,000	$248	90
5549 Owl Hoot Dr #4	0.04mi	3/2.5	1,170 (0%)	16mo	$290,000	$248	85
5521 Wheelhouse Way #5	0.06mi	3/3.0	1,170 (0%)	16mo	$290,000	$248	82
5549 Owl Hoot Dr #1	0.04mi	2/2.0 (-1)	1,160 (-1%)	10mo	$255,000	$220	81
5548 Wheelhouse Way #1	0.04mi	2/2.0 (-1)	1,160 (-1%)	11mo	$255,000	$220	81
3814 Sky Gazer Ln Unit C	0.42mi	2/2.0 (-1)	1,115 (-5%)	3mo	$374,000	$335	63
5102 Southern Cross Ln Unit C	0.42mi	2/2.0 (-1)	1,115 (-5%)	15mo	$400,000	$359	53
5162 Southern Cross Ln Unit C	0.36mi	2/2.0 (-1)	1,314 (+12%)	5mo	$390,000	$297	52
3814 Steelhead St Unit H	0.49mi	2/2.0 (-1)	1,047 (-10%)	6mo	$345,000	$330	47

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

Projected returns pro-forma

-1.42% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.40×
• Total profit: $-48,846
• Equity at exit: $64,254

10-year hold

• IRR: -6.8%
• Equity multiple: 0.42×
• Total profit: $-47,470
• Equity at exit: $62,687

Cash invested: $81,200 (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 80528

• Home prices YoY: -0.6%
• Rents YoY: 3.6%
• Active inventory: 189
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,405 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$261
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-365

Break-even live

Break-even rent $2,867

Max offer price $237,145

Occupancy floor —

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5850 Dripping Rock Ln Fort Collins, CO	2.0	2.0–3.0	1267	$2,098	$1.65	23d	3	0.56mi
4701 Strauss Cabin Rd Fort Collins, CO	1.0–3.0	1.0–2.0	1087	$2,640	$2.43	13d	27	0.71mi
2921 Timberwood Dr Fort Collins, CO	2.0–3.0	2.0	1048	$1,920	$1.83	13d	3	1.03mi

HOA detail

• Monthly dues: $261 · $3,132/yr

Listing history 15 events

1. 2026-06-18
   days on market $290,000 Active 664 DOM
2. 2026-06-17
   days on market $290,000 Active 663 DOM
3. 2026-06-16
   days on market $290,000 Active 662 DOM
4. 2026-06-15
   days on market $290,000 Active 661 DOM
5. 2026-06-14
   days on market $290,000 Active 659 DOM
6. 2026-06-10
   days on market $290,000 Active 656 DOM
7. 2026-06-09
   days on market $290,000 Active 655 DOM
8. 2026-06-08
   days on market $290,000 Active 654 DOM
9. 2026-06-07
   days on market $290,000 Active 653 DOM
10. 2026-06-03
    days on market $290,000 Active 649 DOM
11. 2026-06-02
    days on market $290,000 Active 648 DOM
12. 2026-06-01
    days on market $290,000 Active 647 DOM
13. 2026-05-31
    days on market $290,000 Active 646 DOM
14. 2026-05-30
    days on market $290,000 Active 645 DOM
15. 2024-08-23
    listed $290,000 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 3/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,859
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − HOA: −$3,132
• − Depreciation: −$8,436
• Taxable loss: −$9,372
• Est. tax savings @ 24.0%: +$2,249
• After-tax cash flow: $-2,134/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 — Fort Collins

• Score: 80/100
• State rank: #11
• US rank: #1750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Collins, CO
• County: Larimer County · 338,255 people
• City population: 202,303
• Metro: Fort Collins, CO
• Population (ZIP): 24,960
• Household income: $130,350
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 378.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 12% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 4% Chinese 1%

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: ▼ -1.42%
• Current HPI: 244.4061
• Rent YoY: ▲ 3.60%
• Metro: Fort Collins, 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

1 event — show timeline

• 2024-08-23 Listed $290,000 IRES