80 Walela Ln · Red Feather Lakes, CO 80545

$175,000

1 bd · None ba · 504 sqft · SingleFamily public records · 134 Days on market

Built 1975 Good condition 3,866 sqft lot $347/sqft · 23% below area Est $227k · 23% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +4.7/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Nestled in the heart of Red Feather Lakes, this exceptional dry cabin offers both charm and convenience. Impeccably maintained and undeniably cute, the cabin features a cozy loft bedroom, a spacious open main floor with a compact semi-kitchen, a dining area, and a comfortable living room that's perfect for relaxing after a day exploring the outdoors. A deluxe privy caters to your needs, the cabin is equipped with power and an RV plug-in, making it easy for guests to enjoy. The front yard includes built-in planters, adding a touch of beauty, welcoming appeal, and a fenced yard.

Key facts

• Cozy loft bedroom
• Compact semi-kitchen
• Dining area

Tags

• COZY LOFT BEDROOM
• SPACIOUS OPEN MAIN FLOOR
• COMPACT SEMI-KITCHEN
• DINING AREA
• COMFORTABLE LIVING ROOM
• DELUXE PRIVY

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.0% 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: Traut Core Elementary School (math 67% / reading 77%, grade A-, #26 of 966 statewide, top 4%, 502 students, 12% FRL); Kinard Core Knowledge Middle School (math 61% / reading 77%, grade A, #8 of 270 statewide, top 3%, 748 students, 7% FRL); Poudre High School (math 36% / reading 59%, grade D, #131 of 381 statewide, top 34%, 1,663 students, 38% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 179 active listings in the ZIP; solid renter incomes; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $236 of equity ($1k loan paydown + $-974 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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $175k implies a 1491% gain — meaningful room to come down on a strong offer.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.29% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (median comp): $226,539
• List price: $175,000
• Delta: -22.75%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Robin Path	0.10mi	2/— (+1)	480 (-5%)	2mo	$150,000	$313	81
167 Nofing Way	0.13mi	2/1.0 (+1)	480 (-5%)	28mo	$220,000	$458	61
73 Onawa Way	1.49mi	2/— (+1)	500 (-1%)	18mo	$100,000	$200	44
35 Stellar Jay Cir	1.12mi	1/—	391 (-22%)	4mo	$141,500	$362	37
265 Onawa Rd	1.46mi	1/—	468 (-7%)	22mo	$167,000	$357	34
123 Nokomis Rd	1.43mi	1/1.0	572 (+14%)	13mo	$268,000	$469	32
108 Buffalo Run Ln	1.50mi	1/1.0	435 (-14%)	16mo	$219,000	$503	29
26 Yellow Wolf Way	1.20mi	1/—	600 (+19%)	24mo	$190,000	$317	20
41 Totem Pole Ln	1.36mi	2/— (+1)	600 (+19%)	21mo	$100,000	$167	18
114 Minnehaha St	1.07mi	2/1.0 (+1)	572 (+14%)	36mo	$154,800	$271	18

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: 15.1%
• Equity multiple: 1.70×
• Total profit: $34,315
• Equity at exit: $45,997

10-year hold

• IRR: 20.3%
• Equity multiple: 3.13×
• Total profit: $104,347
• Equity at exit: $51,578

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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 80545

• Home prices YoY: -0.2%
• Active inventory: 179
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $691

Break-even live

Break-even rent $1,376

Max offer price $175,000

Occupancy floor 64%

Sensitivity live

Price	-10% $790	-5% $740	+0% $691	+5% $641	+10% $592
Rent	-10% $513	-5% $602	+0% $691	+5% $780	+10% $869
Rate	-1.0pp $779	-0.5pp $735	base $691	+0.5pp $646	+1.0pp $599

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Zoning: OPossible use: Single Family
• Financial info: $1,161 annual tax (2025)
• HOA & community: No association fees or transfer fees listedNo association reserves

Exterior

• Parking: No garageNo designated parking features listed
• Utilities: Electricity availableSatellite availableNo water source listedNo sewer listedNo water rights; no water meter installed
• Home design: Single-family residenceResidential propertyOne and one-half storiesNot new, previously owned
• Construction: Frame constructionComposition roofAbove-grade finished area noted (504)Main floor area noted (404)
• Exterior features: DeckPartial fencing with a dog run/kennelCorner lotWooded lot with evergreen trees and native grassLevel terrainUnincorporated locationLake accessDirt road frontage on a private roadMinimal flood or C flood plain rating

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 bedroom (all bedrooms conforming)
• Heating & cooling: No heating information listed
• Interior features: Cathedral ceilingsOpen floor planWindow coveringsFire alarm installed

Listing history 50 events

1. 2026-09-24
   days on market $175,000 Active 134 DOM
2. 2026-09-23
   days on market $175,000 Active 133 DOM
3. 2026-09-22
   days on market $175,000 Active 132 DOM
4. 2026-09-21
   days on market $175,000 Active 131 DOM
5. 2026-09-20
   days on market $175,000 Active 130 DOM
6. 2026-09-18
   days on market $175,000 Active 128 DOM
7. 2026-09-17
   days on market $175,000 Active 127 DOM
8. 2026-09-16
   days on market $175,000 Active 126 DOM
9. 2026-09-15
   days on market $175,000 Active 125 DOM
10. 2026-09-14
    days on market $175,000 Active 124 DOM
11. 2026-09-13
    days on market $175,000 Active 123 DOM
12. 2026-09-12
    days on market $175,000 Active 122 DOM
13. 2026-09-11
    days on market $175,000 Active 121 DOM
14. 2026-09-05
    days on market $175,000 Active 115 DOM
15. 2026-09-04
    days on market $175,000 Active 114 DOM
16. 2026-09-03
    days on market $175,000 Active 113 DOM
17. 2026-08-31
    days on market $175,000 Active 110 DOM
18. 2026-08-30
    days on market $175,000 Active 109 DOM
19. 2026-08-29
    days on market $175,000 Active 108 DOM
20. 2026-08-28
    days on market $175,000 Active 107 DOM
21. 2026-08-27
    days on market $175,000 Active 106 DOM
22. 2026-08-25
    days on market $175,000 Active 104 DOM
23. 2026-08-24
    days on market $175,000 Active 103 DOM
24. 2026-08-23
    days on market $175,000 Active 102 DOM
25. 2026-08-22
    days on market $175,000 Active 101 DOM
26. 2026-08-21
    days on market $175,000 Active 100 DOM
27. 2026-08-20
    days on market $175,000 Active 99 DOM
28. 2026-08-19
    days on market $175,000 Active 98 DOM
29. 2026-08-18
    days on market $175,000 Active 97 DOM
30. 2026-08-17
    days on market $175,000 Active 96 DOM
31. 2026-08-16
    days on market $175,000 Active 95 DOM
32. 2026-08-15
    days on market $175,000 Active 94 DOM
33. 2026-08-15
    days on market $175,000 Active 93 DOM
34. 2026-08-13
    days on market $175,000 Active 92 DOM
35. 2026-08-12
    days on market $175,000 Active 91 DOM
36. 2026-08-11
    days on market $175,000 Active 90 DOM
37. 2026-08-10
    days on market $175,000 Active 89 DOM
38. 2026-08-09
    days on market $175,000 Active 88 DOM
39. 2026-08-08
    days on market $175,000 Active 87 DOM
40. 2026-08-07
    days on market $175,000 Active 86 DOM
41. 2026-08-06
    days on market $175,000 Active 85 DOM
42. 2026-08-05
    days on market $175,000 Active 84 DOM
43. 2026-08-04
    days on market $175,000 Active 83 DOM
44. 2026-08-03
    days on market $175,000 Active 82 DOM
45. 2026-07-31
    days on market $175,000 Active 79 DOM
46. 2026-07-29
    days on market $175,000 Active 77 DOM
47. 2026-07-27
    days on market $175,000 Active 75 DOM
48. 2026-07-25
    days on market $175,000 Active 73 DOM
49. 2026-07-24
    days on market $175,000 Active 72 DOM
50. 2026-07-23
    days on market $175,000 Active 71 DOM

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,161 · $97/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥81°F today · 18 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: $27,013
• − Mortgage interest: −$9,803
• − Property taxes: −$1,161
• − Insurance: −$875
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$5,091
• Taxable income: $5,761
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $6,908/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $2,520–$7,560 screening

This charming cabin in Red Feather Lakes is in good condition with minimal repairs needed. A fresh coat of paint and some deck cleaning would significantly enhance its curb appeal and resale value.

Components & finishes AI

Roof tile · good Flooring wood

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Clean the deck — Maintains the deck's appearance and adds to the home's overall appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Middle Cache La Poudre Middle School D CO #56/270 Nat'l #4,747/14,009 High Poudre High School D CO #131/381 Nat'l #6,282/17,239

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

D Composite livability gradescore 55/100

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
• County: Larimer · 415,361 people
• Metro: Fort Collins-Loveland, CO
• Population (ZIP): 913
• Household income: $91,500
• Rent vs Own: 1.4% rent · 98.6% own

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Zoning: OPossible use: Single Family
• Financial info: $1,161 annual tax (2025)
• HOA & community: No association fees or transfer fees listedNo association reserves

Exterior

• Parking: No garageNo designated parking features listed
• Utilities: Electricity availableSatellite availableNo water source listedNo sewer listedNo water rights; no water meter installed
• Home design: Single-family residenceResidential propertyOne and one-half storiesNot new, previously owned
• Construction: Frame constructionComposition roofAbove-grade finished area noted (504)Main floor area noted (404)
• Exterior features: DeckPartial fencing with a dog run/kennelCorner lotWooded lot with evergreen trees and native grassLevel terrainUnincorporated locationLake accessDirt road frontage on a private roadMinimal flood or C flood plain rating

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 bedroom (all bedrooms conforming)
• Heating & cooling: No heating information listed
• Interior features: Cathedral ceilingsOpen floor planWindow coveringsFire alarm installed

Price history

+1709.1% since first listed

2 events — show timeline

• 2026-05-13 Listed $199,000 IRES
• 1992-11-01 Sold (Public Records) $11,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,161 · +145.6% YoY. Source: county tax records.