1565 Highway 66 #33

Estes Park, CO 80517

$13,500D

2 bd · 2.0 ba · 1,023 sqft · Built 1990 · Condo · Active · 230 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,975/mo
• Mortgage (P&I): −$71
• Tax + insurance: −$22
• HOA: −$171
• Vac / Maint / Mgmt: −$415
• Net cashflow: $1,296/mo
• Annual: $15,551/yr
• Cap rate: 121.49%
• Cash-on-cash: 411.41%
• DSCR: 19.31
• 1% rule: 14.63%
• Cash to close: $3,780

Investor read

• This is a 2-bed/2.0-bath condo listed at $14k.
• 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).
• It's been on market 230 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• 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.
• 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: 206 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).
• Larimer County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.