58 Aspen Ln · Red Feather Lakes, CO 80545

$305,000

2 bd · 2.0 ba · 1,332 sqft · Townhouse public records · 13 Days on market

Built 1996 3,049 sqft lot $591/mo HOA · 21% of rent

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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).

• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Livability +2.8/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Mountain setting surrounded by rock outcropping & aspens, perfect for quiet in gated golf community. Perfect 2nd home or vacation home or year-round living. High quality townhouse: 6" ext. walls, cherry doors & cabinets, $12k Plantation Shutters on Pella Casement Windows. 580 sf deck w/gas grill has hosted parties for 40 people. Vaulted ceilings w/heavy beams. HOA: Paved Roads, Snow Removal, Trash Pickup, Water & Sewer, Fire Hydrants! and SECURITY team. May be the best site on Aspen Lane and the best price in Fox Acres.

Key facts

• Gated community
• Open floor plan
• Mountain setting

Tags

• MOUNTAIN SETTING
• GATED COMMUNITY
• OPEN FLOOR PLAN
• LARGE LIVING ROOM
• FIREPLACE
• PLANTATION SHUTTERS

Property features AI

Finance

• HOA & community: HOA: Fox Acres Communities; Quarterly HOA fee (common amenities included); Association has reserves; Association transfer fee applies; Community amenities: clubhouse, fitness center, park, trails, recreation room, tennis courts

Exterior

• Parking: Attached 2-car garage
• Utilities: District water with meter installed; No water rights; Public sewer; Electricity available; Cable available
• Home design: Attached townhouse; One story; Not new (previously owned); Residential property
• Construction: Frame construction; Composition roof
• Exterior features: Recreation association required; Tennis courts; Wooded lot; Private road frontage (up to county standards)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms (all conforming)
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Baseboard heating; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Separate dining room; Open floorplan; Walk-in closets; Living room fireplace
• Laundry & utility: No appliances included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (6.1% below list).
• Recommended offer: $261k (14.3% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 4.1% in Red Feather Lakes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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 $411 of equity ($2k loan paydown + $-2k appreciation (-0.6% local appreciation)).
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,285 (14.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.94% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 8.9

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: -8.4%
• Equity multiple: 0.62×
• Total profit: $-32,286
• Equity at exit: $80,165

10-year hold

• IRR: -1.9%
• Equity multiple: 0.81×
• Total profit: $-15,910
• Equity at exit: $89,893

Cash invested: $85,400 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,865 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$193 /mo · $2,317/yr
• Insurance: −$127
• HOA: −$591
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-247

Break-even live

Break-even rent $3,178

Max offer price $261,285

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $591 · $7,092/yr
• Likely covers: watersewertrashgassnow removalsecurity

Listing history 10 events

1. 2026-06-18
   days on market $305,000 Active 13 DOM
2. 2026-06-17
   days on market $305,000 Active 12 DOM
3. 2026-06-16
   days on market $305,000 Active 11 DOM
4. 2026-06-15
   days on market $305,000 Active 10 DOM
5. 2026-06-14
   days on market $305,000 Active 8 DOM
6. 2026-06-10
   days on market $305,000 Active 5 DOM
7. 2026-06-09
   days on market $305,000 Active 4 DOM
8. 2026-06-08
   days on market $305,000 Active 3 DOM
9. 2026-06-07
   remarks 392-char remark
10. 2026-06-07
    listed $305,000 Active 2 DOM

ⓘ 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: $2,317 · $193/mo
• Projected year-2 tax: $2,317 · $193/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 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥81°F today · 19 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: $34,377
• − Mortgage interest: −$17,085
• − Property taxes: −$2,317
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,750
• − Management: −$2,750
• − HOA: −$7,092
• − Depreciation: −$8,873
• Taxable loss: −$8,015
• Est. tax savings @ 24.0%: +$1,924
• After-tax cash flow: $-1,046/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

-66.1% since first listed

54 events — show timeline

• 2026-06-05 Listed $305,000 IRES
• 2026-02-20 Price Changed $340,000 IRES
• 2026-01-27 Price Changed $350,000 IRES
• 2025-10-17 Price Changed $360,000 IRES
• 2025-08-24 Relisted — IRES
• 2025-08-15 Listing Removed — IRES
• 2025-08-15 Listing Removed — IRES
• 2025-08-08 Listed $370,000 IRES
• 2020-09-22 Sold (Public Records) $272,000 Public Records
• 2020-09-14 Sold (MLS) $272,000 IRES
• 2020-07-09 Contingent — IRES
• 2020-06-30 Listing Removed — IRES
• 2020-06-30 Listed $270,000 IRES
• 2020-05-22 Price Changed $269,900 IRES
• 2020-05-22 Relisted — IRES
• 2019-10-10 Listing Removed — IRES
• 2019-09-24 Price Changed $288,000 IRES
• 2019-08-20 Price Changed $298,000 IRES
• 2019-07-12 Listed $298,500 IRES
• 2017-01-27 Sold (Public Records) $175,000 Public Records
• 2013-07-23 Sold (Public Records) $145,000 Public Records
• 2013-07-19 Sold (MLS) $145,000 IRES
• 2013-07-19 Sold (MLS) $145,000 REColorado as Distributed by MLS Grid
• 2013-06-21 Pending — REColorado as Distributed by MLS Grid
• 2013-06-21 Listing Removed — IRES
• 2013-06-10 Price Changed $175,000 REColorado as Distributed by MLS Grid
• 2013-06-10 Price Changed $175,000 IRES
• 2013-05-28 Price Changed $185,000 IRES
• 2013-05-28 Price Changed $185,000 REColorado as Distributed by MLS Grid
• 2013-05-13 Price Changed $195,000 REColorado as Distributed by MLS Grid
• 2013-05-13 Price Changed $195,000 IRES
• 2013-04-29 Price Changed $205,000 REColorado as Distributed by MLS Grid
• 2013-04-29 Price Changed $205,000 IRES
• 2013-04-16 Price Changed $215,000 REColorado as Distributed by MLS Grid
• 2013-04-16 Price Changed $215,000 IRES
• 2013-01-09 Relisted — IRES
• 2012-10-01 Listing Removed — IRES
• 2012-03-15 Price Changed $225,000 IRES
• 2012-03-15 Price Changed $225,000 REColorado as Distributed by MLS Grid
• 2011-09-22 Price Changed $295,000 IRES
• 2011-09-22 Price Changed $295,000 REColorado as Distributed by MLS Grid
• 2010-12-28 Listed $349,000 REColorado as Distributed by MLS Grid
• 2010-12-14 Listed $349,000 IRES
• 2007-07-07 Listing Removed — IRES
• 2007-02-28 Listed $305,000 IRES
• 2006-11-20 Listing Removed — IRES
• 2005-09-20 Listed $305,000 IRES
• 2001-07-05 Sold (Public Records) $335,000 Public Records
• 2000-07-05 Sold (Public Records) $275,000 Public Records
• 2000-06-16 Listing Removed — IRES
• 2000-05-12 Listed $285,000 IRES
• 2000-01-06 Sold (Public Records) $450,000 Public Records
• 1999-09-08 Sold (Public Records) $450,000 Public Records
• 1999-09-08 Sold (Public Records) $900,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,317 · +60.9% YoY. Source: county tax records.