125 Road P62 · Brook Forest, CO 80421

$239,900

1 bd · 1.0 ba · 600 sqft · SingleFamily public records · 29 Days on market

Built 1967 1.12 ac lot Est $367k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Schools +4.6/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your cozy mountain retreat awaits! Tucked away on over an acre of private land, this 2-bedroom cabin is a peaceful escape defined by stunning views and quiet nights. Whether you're cozying up by the woodstove as the leaves fall or roasting s'mores under a brilliant skyscape at the outdoor firepit, this is the lifestyle you've been looking for. It's the perfect basecamp for adventure-just down the road from the popular Slaughterhouse trailhead and minutes from world-class hiking, fishing, and 4x4 trails. Enjoy a seamless commute to Denver. No HOA. Newer well pump installed. No financing, cash-only.

Key facts

• 1.12 acre lot
• 4 parking spots
• Built 1967

Property features AI

Exterior

• Parking: Four off-street parking spaces (unpaved)
• Utilities: Well water; Septic tank sewer; Electricity connected (110V)
• Home design: Single-family house; One level; East-facing; Individual ownership; Raised foundation
• Construction: Frame construction with wood siding; Composition roof
• Exterior features: Private yard; Mountainous, sloped lot; Dirt road access with private and public road frontage

Interior

• Kitchen: Bar fridge; Oven; Range
• Bedrooms: Two bedrooms, both on the main level
• Flooring: Linoleum
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Wood stove heating
• Interior features: Bar fridge; Oven; Range; Linoleum flooring; Wood-burning stove fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (29.7% below list).
• Recommended offer: $169k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.8% in Brook Forest — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Platte Canyon School District No. 1 Of The County Of Park (rural): math 38% / reading 66% proficiency, ranked #9 of 86 in CO (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Platte Canyon High School (math 44% / reading 74%, grade C+, #53 of 381 statewide, top 17%, 228 students, 14% FRL).
• Market conditions: 142 active listings in the ZIP; 144 units permitted in Park County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Park County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $148k; list at $240k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $168,670 (29.7% 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. Built in 1967 — 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. 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?
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: 0.70% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $366,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7321 County Road 43	0.40mi	2/1.0 (+1)	620 (+3%)	6mo	$270,000	$435	66
88 Road P69	0.66mi	2/1.0 (+1)	638 (+6%)	12mo	$390,000	$611	44

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-45,612
• Equity at exit: $35,770

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-48,702
• Equity at exit: $20,742

Cash invested: $67,172 (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 80421

• Active inventory: 142
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-104

Break-even live

Break-even rent $1,818

Max offer price $221,518

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $239,900 Active 29 DOM
2. 2026-06-17
   days on market $239,900 Active 28 DOM
3. 2026-06-16
   days on market $239,900 Active 27 DOM
4. 2026-06-15
   days on market $239,900 Active 26 DOM
5. 2026-06-13
   days on market $239,900 Active 24 DOM
6. 2026-06-09
   days on market $239,900 Active 20 DOM
7. 2026-06-08
   days on market $239,900 Active 19 DOM
8. 2026-06-07
   days on market $239,900 Active 18 DOM
9. 2026-06-04
   days on market $239,900 Active 15 DOM
10. 2026-06-03
    statusdays on market $239,900 Active 14 DOM
11. 2026-05-21
    status Pending 604-char remark

    Show marketing remark (604 chars)

    Your cozy mountain retreat awaits! Tucked away on over an acre of private land, this 2-bedroom cabin is a peaceful escape defined by stunning views and quiet nights. Whether you're cozying up by the woodstove as the leaves fall or roasting s'mores under a brilliant skyscape at the outdoor firepit, this is the lifestyle you've been looking for. It's the perfect basecamp for adventure-just down the road from the popular Slaughterhouse trailhead and minutes from world-class hiking, fishing, and 4x4 trails. Enjoy a seamless commute to Denver. No HOA. Newer well pump installed. No financing, cash-only.

12. 2026-05-21
    status Pending Accepting Backup Offers 604-char remark

    Show marketing remark (604 chars)

    Your cozy mountain retreat awaits! Tucked away on over an acre of private land, this 2-bedroom cabin is a peaceful escape defined by stunning views and quiet nights. Whether you're cozying up by the woodstove as the leaves fall or roasting s'mores under a brilliant skyscape at the outdoor firepit, this is the lifestyle you've been looking for. It's the perfect basecamp for adventure-just down the road from the popular Slaughterhouse trailhead and minutes from world-class hiking, fishing, and 4x4 trails. Enjoy a seamless commute to Denver. No HOA. Newer well pump installed. No financing, cash-only.

13. 2026-05-08
    listed $239,900 Active 604-char remark

    Show marketing remark (604 chars)

    Your cozy mountain retreat awaits! Tucked away on over an acre of private land, this 2-bedroom cabin is a peaceful escape defined by stunning views and quiet nights. Whether you're cozying up by the woodstove as the leaves fall or roasting s'mores under a brilliant skyscape at the outdoor firepit, this is the lifestyle you've been looking for. It's the perfect basecamp for adventure-just down the road from the popular Slaughterhouse trailhead and minutes from world-class hiking, fishing, and 4x4 trails. Enjoy a seamless commute to Denver. No HOA. Newer well pump installed. No financing, cash-only.

14. 2026-05-08
    listed $239,900 Active 604-char remark

    Show marketing remark (604 chars)

    Your cozy mountain retreat awaits! Tucked away on over an acre of private land, this 2-bedroom cabin is a peaceful escape defined by stunning views and quiet nights. Whether you're cozying up by the woodstove as the leaves fall or roasting s'mores under a brilliant skyscape at the outdoor firepit, this is the lifestyle you've been looking for. It's the perfect basecamp for adventure-just down the road from the popular Slaughterhouse trailhead and minutes from world-class hiking, fishing, and 4x4 trails. Enjoy a seamless commute to Denver. No HOA. Newer well pump installed. No financing, cash-only.

15. 2026-05-06
    historical $239,900 604-char remark

    Show marketing remark (604 chars)

    Your cozy mountain retreat awaits! Tucked away on over an acre of private land, this 2-bedroom cabin is a peaceful escape defined by stunning views and quiet nights. Whether you're cozying up by the woodstove as the leaves fall or roasting s'mores under a brilliant skyscape at the outdoor firepit, this is the lifestyle you've been looking for. It's the perfect basecamp for adventure-just down the road from the popular Slaughterhouse trailhead and minutes from world-class hiking, fishing, and 4x4 trails. Enjoy a seamless commute to Denver. No HOA. Newer well pump installed. No financing, cash-only.

16. 2026-05-06
    historical $239,900 604-char remark

    Show marketing remark (604 chars)

    Your cozy mountain retreat awaits! Tucked away on over an acre of private land, this 2-bedroom cabin is a peaceful escape defined by stunning views and quiet nights. Whether you're cozying up by the woodstove as the leaves fall or roasting s'mores under a brilliant skyscape at the outdoor firepit, this is the lifestyle you've been looking for. It's the perfect basecamp for adventure-just down the road from the popular Slaughterhouse trailhead and minutes from world-class hiking, fishing, and 4x4 trails. Enjoy a seamless commute to Denver. No HOA. Newer well pump installed. No financing, cash-only.

17. 2019-05-22
    soldstatus $147,500 Sold 287-char remark

    Show marketing remark (287 chars)

    OWN A LITTLE PIECE OF COLORADO! NICE LITTLE CABIN IN BAILEY WITH OVER 1 ACRE OF LAND. 2 BEDROOM AND 1 FULL BATH, QUIET LOCATION, SO MANY OUTDOOR ACTIVITIES NEARBY, HIKING, BIKING, NOT FAR FROM US HIGHWAY 285, COME AND TAKE A LOOK AT THIS TODAY! MINIMALLY MAINTAINED ROAD, YOU NEED A 4X4.

18. 2019-05-22
    soldstatus $147,500

    Show marketing remark (287 chars)

    OWN A LITTLE PIECE OF COLORADO! NICE LITTLE CABIN IN BAILEY WITH OVER 1 ACRE OF LAND. 2 BEDROOM AND 1 FULL BATH, QUIET LOCATION, SO MANY OUTDOOR ACTIVITIES NEARBY, HIKING, BIKING, NOT FAR FROM US HIGHWAY 285, COME AND TAKE A LOOK AT THIS TODAY! MINIMALLY MAINTAINED ROAD, YOU NEED A 4X4.

19. 2019-03-07
    status Under Contract 287-char remark

    Show marketing remark (287 chars)

    OWN A LITTLE PIECE OF COLORADO! NICE LITTLE CABIN IN BAILEY WITH OVER 1 ACRE OF LAND. 2 BEDROOM AND 1 FULL BATH, QUIET LOCATION, SO MANY OUTDOOR ACTIVITIES NEARBY, HIKING, BIKING, NOT FAR FROM US HIGHWAY 285, COME AND TAKE A LOOK AT THIS TODAY! MINIMALLY MAINTAINED ROAD, YOU NEED A 4X4.

20. 2019-03-02
    status Active 287-char remark

    Show marketing remark (287 chars)

    OWN A LITTLE PIECE OF COLORADO! NICE LITTLE CABIN IN BAILEY WITH OVER 1 ACRE OF LAND. 2 BEDROOM AND 1 FULL BATH, QUIET LOCATION, SO MANY OUTDOOR ACTIVITIES NEARBY, HIKING, BIKING, NOT FAR FROM US HIGHWAY 285, COME AND TAKE A LOOK AT THIS TODAY! MINIMALLY MAINTAINED ROAD, YOU NEED A 4X4.

21. 2019-02-10
    status Under Contract 287-char remark

    Show marketing remark (287 chars)

    OWN A LITTLE PIECE OF COLORADO! NICE LITTLE CABIN IN BAILEY WITH OVER 1 ACRE OF LAND. 2 BEDROOM AND 1 FULL BATH, QUIET LOCATION, SO MANY OUTDOOR ACTIVITIES NEARBY, HIKING, BIKING, NOT FAR FROM US HIGHWAY 285, COME AND TAKE A LOOK AT THIS TODAY! MINIMALLY MAINTAINED ROAD, YOU NEED A 4X4.

22. 2019-01-23
    listed $180,000 Active 287-char remark

    Show marketing remark (287 chars)

    OWN A LITTLE PIECE OF COLORADO! NICE LITTLE CABIN IN BAILEY WITH OVER 1 ACRE OF LAND. 2 BEDROOM AND 1 FULL BATH, QUIET LOCATION, SO MANY OUTDOOR ACTIVITIES NEARBY, HIKING, BIKING, NOT FAR FROM US HIGHWAY 285, COME AND TAKE A LOOK AT THIS TODAY! MINIMALLY MAINTAINED ROAD, YOU NEED A 4X4.

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$377/yr (+$31/mo · 40.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 8 d/yr ≥79°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,240
• − Mortgage interest: −$13,438
• − Property taxes: −$942
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$6,979
• Taxable loss: −$5,557
• Est. tax savings @ 24.0%: +$1,334
• After-tax cash flow: $85/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: Platte Canyon School District No. 1 Of The County Of Park
• NCES district ID: 0802370
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 66% ▲ 10.00%
• Median HH income: $67,757
• Composite: 46.03/100
• National rank: #2523
• State rank: #9 of 86 in CO

Livability — Brook Forest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,601

Population outlook (Park County) Hauer SSP2

• Today (2025): 17,411 people
• By 2030: 17,584 · +1.0%
• By 2040: 17,261 · -0.9%
• By 2050: 16,115 · -7.4%
• By 2075: 14,174 · -18.6%
• By 2100: 11,928 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Park

• 2024 margin: R (+16.5) · D 40.2% · R 56.7% · Other 3.1%
• 2008→2024 swing: -9.6pp toward R · 2008: -6.9pp · 2024: -16.5pp
• All cycles: 2024: R+16.5 2020: R+17.0 2016: R+26.4 2012: R+15.1 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -240.29%
• Current HPI: 322.1809
• 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

+33.3% since first listed

12 events — show timeline

• 2026-05-21 Pending — IRES
• 2026-05-21 Pending — REColorado as Distributed by MLS Grid
• 2026-05-08 Listed $239,900 IRES
• 2026-05-08 Listed $239,900 REColorado as Distributed by MLS Grid
• 2026-05-06 Coming Soon $239,900 IRES
• 2026-05-06 Coming Soon $239,900 REColorado as Distributed by MLS Grid
• 2019-05-22 Sold (Public Records) $147,500 Public Records
• 2019-05-22 Sold (MLS) $147,500 REColorado as Distributed by MLS Grid
• 2019-03-07 Pending — REColorado as Distributed by MLS Grid
• 2019-03-02 Relisted — REColorado as Distributed by MLS Grid
• 2019-02-10 Pending — REColorado as Distributed by MLS Grid
• 2019-01-23 Listed $180,000 REColorado as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2025): $942 · +19.8% YoY. Source: county tax records.