80 Walela Ln · Red Feather Lakes, CO 80545

$199,000

1 bd · None ba · 504 sqft · SingleFamily public records · 36 Days on market

Built 1975 3,920 sqft lot

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Why this score? — see what drove the B- 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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

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 and welcoming appeal. The cabin overlooks a large privately owned parcel, providing wonderful views and a sense of privacy, yet remains easily accessible

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

Property features AI

Finance

• HOA & community: No association fees or transfer fees reported; No association reserves

Exterior

• Parking: No garage or designated parking listed
• Utilities: Electricity available; Satellite available; No water source or sewer listed; No water rights and no water meter installed
• Home design: Single-family residence; One-and-a-half story; Residential property
• Construction: Frame construction; Composition roof; Above-grade finished area reported
• Exterior features: Deck; Partial fencing with a dog run/kennel; Corner lot with wooded areas, evergreen trees and native grass; Level lot, unincorporated area, lake access; Dirt road frontage on a private road; Minimal flood risk (C rating)

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 bedroom (all bedrooms conform)
• Heating & cooling: No heating system listed
• Interior features: Cathedral ceilings; Open floor plan; Window coverings; Fire alarm

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 $268 of equity ($1k loan paydown + $-1k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $199k implies a 1709% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.18% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.51%
• DSCR: 1.60
• GRM: 7.1

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: 11.2%
• Equity multiple: 1.52×
• Total profit: $28,932
• Equity at exit: $52,305

10-year hold

• IRR: 16.7%
• Equity multiple: 2.74×
• Total profit: $96,847
• Equity at exit: $58,652

Cash invested: $55,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $627

Break-even live

Break-even rent $1,548

Max offer price $199,000

Occupancy floor 68%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $199,000 Active 36 DOM
2. 2026-06-17
   days on market $199,000 Active 35 DOM
3. 2026-06-16
   days on market $199,000 Active 34 DOM
4. 2026-06-15
   days on market $199,000 Active 33 DOM
5. 2026-06-14
   days on market $199,000 Active 31 DOM
6. 2026-06-10
   days on market $199,000 Active 28 DOM
7. 2026-06-09
   days on market $199,000 Active 27 DOM
8. 2026-06-08
   days on market $199,000 Active 26 DOM
9. 2026-06-07
   days on market $199,000 Active 25 DOM
10. 2026-06-03
    days on market $199,000 Active 21 DOM
11. 2026-06-02
    days on market $199,000 Active 20 DOM
12. 2026-06-01
    days on market $199,000 Active 19 DOM
13. 2026-05-31
    days on market $199,000 Active 18 DOM
14. 2026-05-30
    days on market $199,000 Active 17 DOM
15. 2026-05-13
    listed $199,000 Active
16. 1992-11-01
    soldstatus $11,000

ⓘ 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 8/10 Severe
• 🌡 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: $28,112
• − Mortgage interest: −$11,147
• − Property taxes: −$1,161
• − Insurance: −$995
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$5,789
• Taxable income: $4,521
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $6,444/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

• Census place: Red Feather Lakes, CO
• 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

+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.