86 Blue Jay Ln · Red Feather Lakes, CO 80545

$195,000

1 bd · None ba · 480 sqft · Other public records · 62 Days on market

Built 1956 0.50 ac lot

---

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 +28.0/30.0
• 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 MLS

Embrace a simple mountain lifestyle with this rustic double-cabin retreat in Red Feather Lakes. Situated on a private half-acre lot, this property offers a functional basecamp for weekend adventures. The main cabin includes an eat-in kitchen, living room, family room, and one bedroom, while a separate guest ADU provides a second bedroom and kitchenette. The cabins are serviced by electricity and propane for heat, and the lot includes electric hookups for an RV. There is also a detached storage shed. Please note this is a "dry" cabin with no running water and an outhouse. The property is being sold As-Is, fully furnished, and Cash Only. If you are looking for an affordable, no-frills escape to the woods with the convenience of power, this is it.

Key facts

• Guest adu
• 0.5 acre lot
• 5 parking spots

Tags

• PRIVATE HALF-ACRE LOT
• GUEST ADU
• DETACHED STORAGE SHED
• ELECTRIC HOOKUPS FOR RV

Property features AI

Exterior

• Parking: Total 5 parking spaces; 4 off-street spaces; 1 RV space
• Utilities: Electricity connected; Phone available; Holding tank sewer
• Home design: Single-family residence (house); One story; Additional living structure on site; Property unattached
• Construction: Log construction
• Exterior features: Front porch; Patio; Barbecue area; Private yard; Mountainous, sloped lot; Dirt road access

Interior

• Kitchen: Microwave; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level; ADU bedroom on the main level with kitchenette and exterior access
• Flooring: Carpet; Laminate (rolled laminate in kitchen area)
• Heating & cooling: Electric heating; Propane heating; Room air conditioning
• Interior features: T&G (tongue-and-groove) ceilings; Vaulted ceilings; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Cache La Poudre Elementary School (math 44% / reading 37%, grade F, #342 of 966 statewide, top 36%, 298 students, 32% FRL); Cache La Poudre Middle School (math 37% / reading 52%, grade D, #56 of 270 statewide, top 23%, 324 students, 28% FRL); 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 $262 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 $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $29k; list at $195k implies a 575% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.18% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• 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: 11.1%
• Equity multiple: 1.51×
• Total profit: $27,962
• Equity at exit: $51,253

10-year hold

• IRR: 16.6%
• Equity multiple: 2.72×
• Total profit: $94,073
• Equity at exit: $57,473

Cash invested: $54,600 (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 80545

• Home prices YoY: -0.2%
• Active inventory: 154
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $609

Break-even live

Break-even rent $1,525

Max offer price $195,000

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $195,000 Active 62 DOM
2. 2026-06-17
   days on market $195,000 Active 61 DOM
3. 2026-06-16
   days on market $195,000 Active 60 DOM
4. 2026-06-15
   days on market $195,000 Active 59 DOM
5. 2026-06-14
   days on market $195,000 Active 57 DOM
6. 2026-06-10
   days on market $195,000 Active 54 DOM
7. 2026-06-09
   days on market $195,000 Active 53 DOM
8. 2026-06-08
   days on market $195,000 Active 52 DOM
9. 2026-06-07
   days on market $195,000 Active 51 DOM
10. 2026-06-03
    days on market $195,000 Active 47 DOM
11. 2026-06-02
    days on market $195,000 Active 46 DOM
12. 2026-06-01
    days on market $195,000 Active 45 DOM
13. 2026-05-31
    days on market $195,000 Active 44 DOM
14. 2026-05-30
    days on market $195,000 Active 43 DOM
15. 2026-04-17
    listed $195,000 Active 764-char remark

    Show marketing remark (764 chars)

    Embrace a simple mountain lifestyle with this rustic double-cabin retreat in Red Feather Lakes. Situated on a private half-acre lot, this property offers a functional basecamp for weekend adventures. The main cabin includes an eat-in kitchen, living room, family room, and one bedroom, while a separate guest ADU provides a second bedroom and kitchenette. The cabins are serviced by electricity and propane for heat, and the lot includes electric hookups for an RV. There is also a detached storage shed. Please note this is a "dry" cabin with no running water and an outhouse. The property is being sold As-Is, fully furnished, and Cash Only. If you are looking for an affordable, no-frills escape to the woods with the convenience of power, this is it.

16. 2026-04-17
    listed $195,000 Active 764-char remark

    Show marketing remark (764 chars)

    Embrace a simple mountain lifestyle with this rustic double-cabin retreat in Red Feather Lakes. Situated on a private half-acre lot, this property offers a functional basecamp for weekend adventures. The main cabin includes an eat-in kitchen, living room, family room, and one bedroom, while a separate guest ADU provides a second bedroom and kitchenette. The cabins are serviced by electricity and propane for heat, and the lot includes electric hookups for an RV. There is also a detached storage shed. Please note this is a "dry" cabin with no running water and an outhouse. The property is being sold As-Is, fully furnished, and Cash Only. If you are looking for an affordable, no-frills escape to the woods with the convenience of power, this is it.

17. 1994-05-01
    soldstatus $28,900
18. 1993-04-01
    soldstatus $24,500

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/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 7/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥81°F today · 16 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: $27,546
• − Mortgage interest: −$10,923
• − Property taxes: −$1,211
• − Insurance: −$975
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$5,673
• Taxable income: $4,357
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $6,258/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

+695.9% since first listed

4 events — show timeline

• 2026-04-17 Listed $195,000 REColorado as Distributed by MLS Grid
• 2026-04-17 Listed $195,000 IRES
• 1994-05-01 Sold (Public Records) $28,900 Public Records
• 1993-04-01 Sold (Public Records) $24,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,211 · +6.6% YoY. Source: county tax records.