1565 Highway 66 #33 · Estes Park, CO 80517

$13,500

2 bd · 2.0 ba · 1,023 sqft · Condo public records · 230 Days on market

Built 1990 $171/mo HOA · 9% of rent ↓ 21% since listing

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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 +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

Rams Horn Timeshare-Why buy a 2nd home when you can enjoy a DETACHED 900 sq. ft. Peak Unit #33, with 2-master bedrooms, vaulted ceilings, pine furniture, pottery & blankets, huge windows with views of Rocky Mountain National Park-just a 2-minute drive away. This is for the sale of two weeks- one white week- in the Spring, Fall or Winter season each year. Come and enjoy Estes in the off season-it is what the locals relish. Plus one red unit-prime time, summer! You have access to a heated outdoor pool, 3 hot tubs, a fitness center, clubhouse and playground. Floating weeks can be traded thru out RCI's 4,300 affiliated resorts in 100 countries w/ pd membership, great trading power-Gold Cr

Key facts

• Fitness center
• Huge windows
• Clubhouse

Tags

• HUGE WINDOWS
• HEATED OUTDOOR POOL
• FITNESS CENTER
• CLUBHOUSE
• PLAYGROUND

Property features AI

Finance

• Other: Zoning: Acc
• Financial info: No additional financial/income or investor-specific information provided
• HOA & community: HOA present (Rams Horn Village Owners' Ass.); Annual association fee; Association transfer fee applies; Association has reserves; Annual HOA fee includes common amenities, trash, snow removal, grounds maintenance, management, utilities, exterior maintenance, cable TV, water, heat, electricity, insurance, and sewer; Community amenities: clubhouse, hot tub, pool, playground, fitness center, park, trails, recreation room; Pets allowed with breed restrictions

Exterior

• Parking: No garage; No designated parking features
• Security: No security information provided
• Utilities: City water with meter installed; Public sewer; Natural gas available (Xcel); Electricity available; Cable available; High-speed internet available
• Home design: Attached townhouse; One and one-half levels; Timeshare residential property; Not new; previously owned; Facing direction not provided
• Construction: Frame construction with wood (cedar) siding, painted/stained; Composition roof; Built details not fully provided
• Exterior features: Deck; Balcony; Evergreen and deciduous trees; Level and paved lot; Fire hydrant within 500 feet; Asphalt road surface; County-maintained road frontage; Minimal flood risk (C rating)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (all conforming)
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms (1 on main level, 1 on upper level)
• Heating & cooling: Forced air heating
• Interior features: Cathedral ceilings; Open floorplan; Gas fireplace in the living room
• Laundry & utility: No specific laundry/utility information provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $14k.

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 $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 121.5% 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 $93 of loan paydown is wiped out by about $405 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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 $200; list at $14k implies a 6650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $11,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 14.63% ✓
• Cap rate: 121.49%
• Cash-on-cash: 411.41%
• DSCR: 19.31
• GRM: 0.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 22.29×
• Total profit: $80,487
• Equity at exit: $2,013

10-year hold

• IRR: —
• Equity multiple: 47.80×
• Total profit: $176,918
• Equity at exit: $1,167

Cash invested: $3,780 (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: 0.6×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$71
• Tax est. 1.5%: −$17 /mo · $202/yr
• Insurance: −$6
• HOA: −$171
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $1,296

Break-even live

Break-even rent $335

Max offer price $13,500

Occupancy floor 29%

Sensitivity live

Price	-10% $1,305	-5% $1,301	+0% $1,296	+5% $1,291	+10% $1,287
Rent	-10% $1,140	-5% $1,218	+0% $1,296	+5% $1,374	+10% $1,452
Rate	-1.0pp $1,303	-0.5pp $1,299	base $1,296	+0.5pp $1,292	+1.0pp $1,289

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: $3,375
• Closing costs: $405
• 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	1.35mi
507 Fall River Ln Unit C Estes Park, CO	2.0	1.0	792	$2,000	$2.53	14d	1	1.35mi

HOA detail condo

• Monthly dues: $171 · $2,052/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-10
   days on market $13,500 Active 230 DOM
2. 2026-06-09
   days on market $13,500 Active 229 DOM
3. 2026-06-08
   days on market $13,500 Active 228 DOM
4. 2026-06-07
   days on market $13,500 Active 227 DOM
5. 2026-06-05
   days on market $13,500 Active 224 DOM
6. 2026-06-03
   days on market $13,500 Active 223 DOM
7. 2026-06-02
   days on market $13,500 Active 222 DOM
8. 2026-06-01
   days on market $13,500 Active 221 DOM
9. 2026-05-31
   days on market $13,500 Active 220 DOM
10. 2026-05-30
    days on market $13,500 Active 219 DOM
11. 2025-10-23
    historical
12. 2025-10-23
    listed $13,500 Active
13. 2025-10-23
    historical
14. 2025-09-25
    historical
15. 2025-09-23
    listed $7,500 Active
16. 2025-09-23
    listed $7,000 Active
17. 2025-06-12
    listed $13,500 Active
18. 2024-07-30
    historical
19. 2024-07-30
    soldstatus $200 Sold
20. 2024-07-21
    historical Active - Backup
21. 2024-07-06
    price $900
22. 2024-06-23
    listed $1,500 Active
23. 2023-02-03
    soldstatus $1,995 Sold
24. 2023-02-03
    soldstatus $1,995
25. 2023-01-16
    historical Active - Backup
26. 2023-01-11
    listed $1,995 Active
27. 2023-01-11
    listed $1,995
28. 2021-08-16
    soldstatus $11,800 Sold
29. 2021-07-27
    historical Active - Backup
30. 2021-07-02
    listed $12,500 Active
31. 2013-08-02
    soldstatus $4,000 Sold
32. 2013-07-18
    historical Active - Backup
33. 2012-10-08
    price $4,900
34. 2011-04-01
    listed $5,900 Active
35. 2010-09-21
    soldstatus $17,000

ⓘ 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 8 d/yr ≥83°F today · 21 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: −$756
• − Property taxes: −$202
• − Insurance: −$68
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$2,052
• − Depreciation: −$393
• Taxable income: $16,437
• Est. tax owed @ 24.0%: −$3,945
• After-tax cash flow: $11,607/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

-20.6% since first listed

25 events — show timeline

• 2025-10-23 Listing Removed — IRES
• 2025-10-23 Listed $13,500 IRES
• 2025-10-23 Listing Removed — IRES
• 2025-09-25 Listing Removed — IRES
• 2025-09-23 Listed $7,000 IRES
• 2025-09-23 Listed $7,500 IRES
• 2025-06-12 Listed $13,500 IRES
• 2024-07-30 Listing Removed — IRES
• 2024-07-30 Sold (MLS) $200 IRES
• 2024-07-21 Contingent — IRES
• 2024-07-06 Price Changed $900 IRES
• 2024-06-23 Listed $1,500 IRES
• 2023-02-03 Sold (MLS) $1,995 REColorado as Distributed by MLS Grid
• 2023-02-03 Sold (MLS) $1,995 IRES
• 2023-01-16 Contingent — IRES
• 2023-01-11 Listed $1,995 REColorado as Distributed by MLS Grid
• 2023-01-11 Listed $1,995 IRES
• 2021-08-16 Sold (MLS) $11,800 IRES
• 2021-07-27 Contingent — IRES
• 2021-07-02 Listed $12,500 IRES
• 2013-08-02 Sold (MLS) $4,000 IRES
• 2013-07-18 Contingent — IRES
• 2012-10-08 Price Changed $4,900 IRES
• 2011-04-01 Listed $5,900 IRES
• 2010-09-21 Sold (Public Records) $17,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,831 · -1.1% YoY. Source: county tax records.