69 Snowberry Creek Rd · Florissant, CO 80816

$120,000

2 bd · 1.0 ba · 619 sqft · SingleFamily public records · 123 Days on market

Built 1982 4.04 ac 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

Key facts

• Rustic wood interior
• Storage shed
• Corner lot

Tags

• MOUNTAIN VIEWS
• CORNER LOT
• RUSTIC WOOD INTERIOR
• VENTED FOR WOOD STOVE
• STORAGE SHED

Property features AI

Exterior

• Utilities: Electricity connected; Septic tank sewer
• Home design: Single-family house; One level; Individual ownership; Residential zoning R-1M
• Construction: Wood siding; Wood roof; Crawl space foundation; Built area based on plans (619 building area / above grade finished area 619)
• Exterior features: Corner, sloped lot; Gravel road frontage; public maintained road

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 three-quarter bathroom (main level)
• Heating & cooling: Electric heating
• Interior features: Primary suite
• Laundry & utility: Has basement crawl space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.3% in Florissant — 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 57/100 on livability (#311 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A, housing A-; Watch: amenities F, commute F, employment F.
• Woodland Park School District No. Re-2 (town): math 28% / reading 47% proficiency, ranked #29 of 86 in CO (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Summit Elementary School (math 24% / reading 32%, grade F, #540 of 966 statewide, top 57%, 259 students, 36% FRL); Woodland Park Middle School (math 27% / reading 47%, grade F, #95 of 270 statewide, top 37%, 386 students, 34% FRL); Woodland Park High School (math 37% / reading 62%, grade D, #115 of 381 statewide, top 34%, 579 students, 33% FRL).
• Market conditions: 277 active listings in the ZIP; 148 units permitted in Teller County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Teller County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $120k implies a 220% 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.85%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $297,120
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 E Bison Creek Trl	0.38mi	2/1.0	680 (+10%)	22mo	$189,000	$278	47
275 Rabbil Creek Trl	0.59mi	1/1.0 (-1)	645 (+4%)	24mo	$309,900	$480	41

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 1.69×
• Total profit: $23,038
• Equity at exit: $17,892

10-year hold

• IRR: 25.5%
• Equity multiple: 3.22×
• Total profit: $74,649
• Equity at exit: $10,375

Cash invested: $33,600 (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 80816

• Home prices YoY: -18.1%
• Active inventory: 277
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $668

Break-even live

Break-even rent $909

Max offer price $120,000

Occupancy floor 57%

Sensitivity live

Price	-10% $736	-5% $702	+0% $668	+5% $634	+10% $600
Rent	-10% $529	-5% $598	+0% $668	+5% $737	+10% $806
Rate	-1.0pp $728	-0.5pp $698	base $668	+0.5pp $637	+1.0pp $605

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $120,000 Active 123 DOM
2. 2026-06-17
   days on market $120,000 Active 122 DOM
3. 2026-06-16
   days on market $120,000 Active 121 DOM
4. 2026-06-15
   days on market $120,000 Active 120 DOM
5. 2026-06-14
   days on market $120,000 Active 118 DOM
6. 2026-06-13
   days on market $120,000 Active 117 DOM
7. 2026-06-10
   days on market $120,000 Active 115 DOM
8. 2026-06-09
   days on market $120,000 Active 114 DOM
9. 2026-06-08
   days on market $120,000 Active 113 DOM
10. 2026-06-07
    days on market $120,000 Active 112 DOM
11. 2026-06-03
    days on market $120,000 Active 108 DOM
12. 2026-06-03
    days on market $120,000 Active 107 DOM
13. 2026-06-01
    days on market $120,000 Active 106 DOM
14. 2026-05-31
    days on market $120,000 Active 105 DOM
15. 2026-04-24
    price $120,000 623-char remark

    Show marketing remark (622 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

16. 2026-04-24
    price $120,000 622-char remark

    Show marketing remark (622 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

17. 2026-04-24
    price $120,000 622-char remark

    Show marketing remark (622 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

18. 2026-04-22
    status Active 622-char remark

    Show marketing remark (623 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

19. 2026-04-22
    status Active 622-char remark

    Show marketing remark (623 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

20. 2026-04-22
    status Active 623-char remark

    Show marketing remark (623 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

21. 2026-04-16
    status Pending 622-char remark

    Show marketing remark (623 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

22. 2026-04-16
    status Pending 622-char remark

    Show marketing remark (623 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

23. 2026-04-16
    historical Under Contract - Showing 623-char remark

    Show marketing remark (623 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

24. 2026-02-09
    listed $145,000 Active 623-char remark

    Show marketing remark (622 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

25. 2026-02-09
    listed $145,000 Active 622-char remark

    Show marketing remark (622 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

26. 2026-02-09
    listed $145,000 Active 622-char remark

    Show marketing remark (622 chars)

    Welcome to 69 Snowberry Creek Drive - A rustic mountain retreat full of potential! Situated on 4.04 acre corner lot, this property has great mountain views. Features a warm wood interior and is vented for a wood stove. (Note the wood stove is NOT currently installed). The home does not currently have utilities hooked up and has been boarded up on the windows. A storage shed provides extra space for tools or outdoor gear. It is currently a dry cabin - offering the perfect slate for someone to bring their creativity and utility preference! Additional 4.27 acre lot next door is also for sale. (772 E Bison Creek Trail)

27. 1995-03-06
    soldstatus $37,500

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$192/yr (+$16/mo · 41.2%)

ⓘ 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 ≥80°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,052
• − Mortgage interest: −$6,722
• − Property taxes: −$468
• − Insurance: −$600
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$3,491
• Taxable income: $6,404
• Est. tax owed @ 24.0%: −$1,537
• After-tax cash flow: $6,475/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: Woodland Park School District No. Re-2
• NCES district ID: 0807380
• Math proficiency: 28% ▼ -3.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $63,920
• Composite: 33.68/100
• National rank: #5385
• State rank: #29 of 86 in CO

Livability — Florissant

• Score: 57/100
• State rank: #311
• US rank: #22011

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,372

Population outlook (Teller County) Hauer SSP2

• Today (2025): 22,404 people
• By 2030: 21,527 · -3.9%
• By 2040: 19,356 · -13.6%
• By 2050: 17,462 · -22.1%
• By 2075: 14,658 · -34.6%
• By 2100: 11,982 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 6% Slovak 5% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Teller

• 2024 margin: Solid R (+35.5) · D 31.0% · R 66.5% · Other 2.5%
• 2008→2024 swing: -7.3pp toward R · 2008: -28.1pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+35.2 2016: R+42.5 2012: R+33.1 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.52%
• Current HPI: 332.3075
• 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

+220.0% since first listed

13 events — show timeline

• 2026-04-24 Price Changed $120,000 elevateMLS
• 2026-04-24 Price Changed $120,000 IRES
• 2026-04-24 Price Changed $120,000 REColorado as Distributed by MLS Grid
• 2026-04-22 Relisted — IRES
• 2026-04-22 Relisted — REColorado as Distributed by MLS Grid
• 2026-04-22 Relisted — elevateMLS
• 2026-04-16 Pending — IRES
• 2026-04-16 Pending — REColorado as Distributed by MLS Grid
• 2026-04-16 Contingent — elevateMLS
• 2026-02-09 Listed $145,000 elevateMLS
• 2026-02-09 Listed $145,000 REColorado as Distributed by MLS Grid
• 2026-02-09 Listed $145,000 IRES
• 1995-03-06 Sold (Public Records) $37,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $468 · +80.2% YoY. Source: county tax records.