1565 Highway 66 #30 · Estes Park, CO 80517

$6,000

2 bd · 2.0 ba · 900 sqft · Townhouse · 100 Days on market

Built 1990 $171/mo HOA · 9% of rent ↓ 37% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rams Horn Village Timeshare. 1 RED and 2 WHITE weeks in Unit 30. Relax & enjoy a worry free vacation with 2 master suites in a beautifully furnished "Peak" detached condo minutes from RMNP & downtown EP. Access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse & playground. Weeks can be traded throughout RCI's 7,000+ worldwide resorts w/ paid membership ~ great trading power. SEE DOCUMENTS TAB FOR 2018 & 2019 RESERVATION & WEEKS ALREADY PAID!

Key facts

• Fitness center
• Huge windows
• Clubhouse

Tags

• VAULTED CEILINGS
• HUGE WINDOWS
• HEATED OUTDOOR POOL
• 3 HOT TUBS
• FITNESS CENTER
• CLUBHOUSE

Property features AI

Finance

• Other: Community amenities include clubhouse, hot tub, pool, playground, fitness center, and park; Pets allowed with breed restrictions
• HOA & community: Homeowners association (Rams Horn Village Owners' Ass.); Annual association fee; Association collects reserves and has a transfer fee; Annual HOA fee covers common amenities, trash, snow removal, grounds maintenance, management, utilities, exterior maintenance, cable TV, water, heat, electricity, insurance, and sewer

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: City water with meter installed; Public sewer; Natural gas available (Xcel); Electricity available; Cable available; High-speed internet available
• Home design: Attached residential timeshare condominium; Two levels; Previously owned; Approximately 900 above-grade finished area
• Construction: Frame construction with wood siding (painted/stained); Composition roof
• Exterior features: Patio; Balcony; Evergreen and deciduous trees on a level, paved lot; Street lighting nearby; Fire hydrant within 500 feet; Asphalt road frontage maintained by county; Minimal flood risk (C rating)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (all bedrooms conform)
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating
• Interior features: Cathedral ceilings; Open floor plan; Gas fireplace in living room

🏷️ Possibly a rental listed for sale. The $6,000 price doesn't fit this home's estimated sale value (~$667,800) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $6k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $6k).
• Recommended offer: $5k (9.0% below list) — sets the bar for market timing.
• Cap rate 275.9% vs local median 1.7% in Estes Park — 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 72/100 on livability (#58 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A+, crime A-, health & safety B+; Watch: commute F, cost of living F.
• Estes Park School District R-3 (town): math 26% / reading 47% proficiency, ranked #34 of 86 in CO (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Estes Park K-5 School (math 15% / reading 37%, grade F, #581 of 966 statewide, top 61%, 471 students, 36% FRL); Estes Park High School (math 47% / reading 67%, grade C, #70 of 381 statewide, top 18%, 323 students, 27% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 201 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,786 units permitted in Larimer County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $41 of loan paydown is wiped out by about $180 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $5k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $5,460 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 32.92% ✓
• Cap rate: 275.85%
• Cash-on-cash: 962.70%
• DSCR: 43.83
• GRM: 0.3

CMA / ARV

• ARV (on-the-fly): $667,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Odin Way	0.71mi	2/2.0	1,025 (+14%)	5mo	$399,000	$389	40
540 Laurel Ln #3	0.49mi	2/1.0	768 (-15%)	14mo	$570,000	$742	37

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: —
• Equity multiple: 51.60×
• Total profit: $85,004
• Equity at exit: $895

10-year hold

• IRR: —
• Equity multiple: 111.18×
• Total profit: $185,102
• Equity at exit: $519

Cash invested: $1,680 (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 80517

• Active inventory: 201
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$31
• Tax est. 1.5%: −$8 /mo · $90/yr
• Insurance: −$2
• HOA: −$171
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $1,348

Break-even live

Break-even rent $269

Max offer price $6,000

Occupancy floor 27%

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: $1,500
• Closing costs: $180
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Fall River Ln Unit 507C Estes Park, CO	2.0	1.0	792	$1,950	$2.46	14d	1	1.39mi
507 Fall River Ln Unit C Estes Park, CO	2.0	1.0	792	$2,000	$2.53	14d	1	1.39mi

HOA detail

• Monthly dues: $171 · $2,052/yr
• Likely covers: poolgym

Listing history 32 events

1. 2026-06-18
   days on market $6,000 Active 100 DOM
2. 2026-06-17
   days on market $6,000 Active 99 DOM
3. 2026-06-16
   days on market $6,000 Active 98 DOM
4. 2026-06-15
   days on market $6,000 Active 97 DOM
5. 2026-06-14
   days on market $6,000 Active 95 DOM
6. 2026-06-10
   days on market $6,000 Active 92 DOM
7. 2026-06-09
   days on market $6,000 Active 91 DOM
8. 2026-06-08
   days on market $6,000 Active 90 DOM
9. 2026-06-07
   days on market $6,000 Active 89 DOM
10. 2026-06-05
    days on market $6,000 Active 86 DOM
11. 2026-06-03
    days on market $6,000 Active 85 DOM
12. 2026-06-02
    days on market $6,000 Active 84 DOM
13. 2026-06-01
    days on market $6,000 Active 83 DOM
14. 2026-05-31
    days on market $6,000 Active 82 DOM
15. 2026-05-30
    days on market $6,000 Active 81 DOM
16. 2026-03-09
    listed $6,000 Active
17. 2018-06-29
    soldstatus $5,000 Sold 488-char remark

    Show marketing remark (488 chars)

    Rams Horn Village Timeshare. 1 RED and 2 WHITE weeks in Unit 30. Relax & enjoy a worry free vacation with 2 master suites in a beautifully furnished "Peak" detached condo minutes from RMNP & downtown EP. Access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse & playground. Weeks can be traded throughout RCI's 7,000+ worldwide resorts w/ paid membership ~ great trading power. SEE DOCUMENTS TAB FOR 2018 & 2019 RESERVATION & WEEKS ALREADY PAID!

18. 2018-05-29
    historical Active - Backup 488-char remark

    Show marketing remark (488 chars)

    Rams Horn Village Timeshare. 1 RED and 2 WHITE weeks in Unit 30. Relax & enjoy a worry free vacation with 2 master suites in a beautifully furnished "Peak" detached condo minutes from RMNP & downtown EP. Access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse & playground. Weeks can be traded throughout RCI's 7,000+ worldwide resorts w/ paid membership ~ great trading power. SEE DOCUMENTS TAB FOR 2018 & 2019 RESERVATION & WEEKS ALREADY PAID!

19. 2018-05-21
    price $7,500 488-char remark

    Show marketing remark (488 chars)

    Rams Horn Village Timeshare. 1 RED and 2 WHITE weeks in Unit 30. Relax & enjoy a worry free vacation with 2 master suites in a beautifully furnished "Peak" detached condo minutes from RMNP & downtown EP. Access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse & playground. Weeks can be traded throughout RCI's 7,000+ worldwide resorts w/ paid membership ~ great trading power. SEE DOCUMENTS TAB FOR 2018 & 2019 RESERVATION & WEEKS ALREADY PAID!

20. 2018-01-02
    price $10,000 488-char remark

    Show marketing remark (488 chars)

    Rams Horn Village Timeshare. 1 RED and 2 WHITE weeks in Unit 30. Relax & enjoy a worry free vacation with 2 master suites in a beautifully furnished "Peak" detached condo minutes from RMNP & downtown EP. Access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse & playground. Weeks can be traded throughout RCI's 7,000+ worldwide resorts w/ paid membership ~ great trading power. SEE DOCUMENTS TAB FOR 2018 & 2019 RESERVATION & WEEKS ALREADY PAID!

21. 2017-08-02
    price $12,000 488-char remark

    Show marketing remark (488 chars)

    Rams Horn Village Timeshare. 1 RED and 2 WHITE weeks in Unit 30. Relax & enjoy a worry free vacation with 2 master suites in a beautifully furnished "Peak" detached condo minutes from RMNP & downtown EP. Access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse & playground. Weeks can be traded throughout RCI's 7,000+ worldwide resorts w/ paid membership ~ great trading power. SEE DOCUMENTS TAB FOR 2018 & 2019 RESERVATION & WEEKS ALREADY PAID!

22. 2017-06-27
    listed $18,000 Active 488-char remark

    Show marketing remark (488 chars)

    Rams Horn Village Timeshare. 1 RED and 2 WHITE weeks in Unit 30. Relax & enjoy a worry free vacation with 2 master suites in a beautifully furnished "Peak" detached condo minutes from RMNP & downtown EP. Access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse & playground. Weeks can be traded throughout RCI's 7,000+ worldwide resorts w/ paid membership ~ great trading power. SEE DOCUMENTS TAB FOR 2018 & 2019 RESERVATION & WEEKS ALREADY PAID!

23. 2014-08-15
    soldstatus $3,500 Sold 496-char remark

    Show marketing remark (496 chars)

    2 white weeks detached timeshare/Rams Horn fee simple Peak Unit. Great price & Trading power. Why buy a 2nd home, with its headaches? Instead, relax in 2-bdrm/2-bath home with lodge pole furniture & authentic Native American antiquities. Plus have access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse, playground and be 2-minutes from Rocky Mountain National Park. Floating weeks can be traded throughout RCI's 3,500 resorts w/ pd membership. Weeks can be sold separately.

24. 2014-08-13
    historical
25. 2014-08-11
    status Active - Backup 496-char remark

    Show marketing remark (496 chars)

    2 white weeks detached timeshare/Rams Horn fee simple Peak Unit. Great price & Trading power. Why buy a 2nd home, with its headaches? Instead, relax in 2-bdrm/2-bath home with lodge pole furniture & authentic Native American antiquities. Plus have access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse, playground and be 2-minutes from Rocky Mountain National Park. Floating weeks can be traded throughout RCI's 3,500 resorts w/ pd membership. Weeks can be sold separately.

26. 2014-08-08
    soldstatus $12,000 Sold
27. 2014-07-30
    status Active - Backup

    Show marketing remark (496 chars)

    2 white weeks detached timeshare/Rams Horn fee simple Peak Unit. Great price & Trading power. Why buy a 2nd home, with its headaches? Instead, relax in 2-bdrm/2-bath home with lodge pole furniture & authentic Native American antiquities. Plus have access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse, playground and be 2-minutes from Rocky Mountain National Park. Floating weeks can be traded throughout RCI's 3,500 resorts w/ pd membership. Weeks can be sold separately.

28. 2014-07-30
    status Active 496-char remark

    Show marketing remark (496 chars)

    2 white weeks detached timeshare/Rams Horn fee simple Peak Unit. Great price & Trading power. Why buy a 2nd home, with its headaches? Instead, relax in 2-bdrm/2-bath home with lodge pole furniture & authentic Native American antiquities. Plus have access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse, playground and be 2-minutes from Rocky Mountain National Park. Floating weeks can be traded throughout RCI's 3,500 resorts w/ pd membership. Weeks can be sold separately.

29. 2014-07-28
    status Active - Backup 496-char remark

    Show marketing remark (496 chars)

    2 white weeks detached timeshare/Rams Horn fee simple Peak Unit. Great price & Trading power. Why buy a 2nd home, with its headaches? Instead, relax in 2-bdrm/2-bath home with lodge pole furniture & authentic Native American antiquities. Plus have access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse, playground and be 2-minutes from Rocky Mountain National Park. Floating weeks can be traded throughout RCI's 3,500 resorts w/ pd membership. Weeks can be sold separately.

30. 2014-05-24
    listed $16,000 Active
31. 2014-03-11
    price $6,500 496-char remark

    Show marketing remark (496 chars)

    2 white weeks detached timeshare/Rams Horn fee simple Peak Unit. Great price & Trading power. Why buy a 2nd home, with its headaches? Instead, relax in 2-bdrm/2-bath home with lodge pole furniture & authentic Native American antiquities. Plus have access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse, playground and be 2-minutes from Rocky Mountain National Park. Floating weeks can be traded throughout RCI's 3,500 resorts w/ pd membership. Weeks can be sold separately.

32. 2013-12-09
    listed $9,500 Active 496-char remark

    Show marketing remark (496 chars)

    2 white weeks detached timeshare/Rams Horn fee simple Peak Unit. Great price & Trading power. Why buy a 2nd home, with its headaches? Instead, relax in 2-bdrm/2-bath home with lodge pole furniture & authentic Native American antiquities. Plus have access to heated outdoor pool, 3 hot tubs, fitness center, clubhouse, playground and be 2-minutes from Rocky Mountain National Park. Floating weeks can be traded throughout RCI's 3,500 resorts w/ pd membership. Weeks can be sold separately.

ⓘ 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 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥83°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 19 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$336
• − Property taxes: −$90
• − Insurance: −$30
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$2,052
• − Depreciation: −$175
• Taxable income: $17,225
• Est. tax owed @ 24.0%: −$4,134
• After-tax cash flow: $12,039/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: Estes Park School District R-3
• NCES district ID: 0803810
• Math proficiency: 26% ▲ 3.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $57,717
• Composite: 32.25/100
• National rank: #5764
• State rank: #34 of 86 in CO

Livability — Estes Park

• Score: 72/100
• State rank: #58
• US rank: #5829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estes Park, CO
• Population (ZIP): 10,093

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Slovak 6% Romanian 4% Italian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -162.45%
• Current HPI: 280.8755
• 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

-36.8% since first listed

17 events — show timeline

• 2026-03-09 Listed $6,000 IRES
• 2018-06-29 Sold (MLS) $5,000 IRES
• 2018-05-29 Contingent — IRES
• 2018-05-21 Price Changed $7,500 IRES
• 2018-01-02 Price Changed $10,000 IRES
• 2017-08-02 Price Changed $12,000 IRES
• 2017-06-27 Listed $18,000 IRES
• 2014-08-15 Sold (MLS) $3,500 IRES
• 2014-08-13 Listing Removed — IRES
• 2014-08-11 Pending — IRES
• 2014-08-08 Sold (MLS) $12,000 IRES
• 2014-07-30 Pending — IRES
• 2014-07-30 Relisted — IRES
• 2014-07-28 Pending — IRES
• 2014-05-24 Listed $16,000 IRES
• 2014-03-11 Price Changed $6,500 IRES
• 2013-12-09 Listed $9,500 IRES