326 Audubon Dr · Colorado Springs, CO 80910

$261,000

3 bd · 3.0 ba · 1,501 sqft · SingleFamily public records · 13 Days on market

Built 2005 6,500 sqft lot Est $344k · 24% under $28/mo HOA · 1% of rent

---

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 +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

A two story home that features 3-bedroom and 2.5 bath that is centrally located for all the military installations. The home is missing carpet and will need your personal touches in other areas. The main level is a living room, a dinning area in between the kitchen and the living room for convenience. Great kitchen has plenty of counter space. Attached 2 car garage with inside entry to main level, guest bathroom and laundry room round out the main level. Upstairs has the 3 bedrooms including the nice size master with adjoining bathroom, another bathroom for the other two bedrooms, and a separate sitting area/loft

Key facts

• 6,500 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Finance

• Financial info: Financing options include Cash, Conventional, FHA203K, VA Vendee
• HOA & community: No HOA covenants; Community association fee $28.00 per month

Exterior

• Parking: Attached 2-car garage (garage level even with main level); No garage remotes listed
• Utilities: Municipal water; Electricity available; Telephone service available
• Home design: Single-family home; Existing home
• Construction: Wood frame construction; Wood siding; Composite shingle roof; Crawl space foundation; No finished basement
• Exterior features: Concrete patio; Rear fence; Level lot; Concrete driveway; No alley access; Near fire station, park, public transit, schools, and shopping center

Interior

• Bedrooms: Main floor bedroom; Primary bedroom located on the upper level
• Flooring: Carpet; Vinyl/linoleum; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas fireplace on the main level; Central air conditioning; Forced air heating; Laundry located on the main level
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $261k.

Deal economics

• At list price, monthly cash flow is $19 ($232/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (21.3% below list).
• Recommended offer: $205k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Colorado Springs — 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 78/100 on livability (#23 in CO, #2,639 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: cost of living C-, crime F.
• Colorado Springs School District No. 11 In The County Of E (urban): math 20% / reading 37% proficiency, ranked #56 of 86 in CO (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.5%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent runs 40% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• El Paso County population projected at +28% 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.

Recommended offer $205,316 (21.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F 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: 0.79% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $343,729
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Audubon Dr	0.24mi	3/3.0	1,437 (-4%)	9mo	$388,000	$270	74
3670 Overton St	0.10mi	3/2.0	1,326 (-12%)	2mo	$265,000	$200	70
3607 Brentwood Ter	0.35mi	3/2.0	1,569 (+4%)	4mo	$335,000	$214	69
3418 Greenwood Cir	0.39mi	3/3.0	1,609 (+7%)	2mo	$287,000	$178	69
135 Fairmont St	0.30mi	3/2.0	1,720 (+15%)	0mo	$358,000	$208	57
3926 S Ruskin Pl	0.44mi	3/2.0	1,472 (-2%)	19mo	$326,000	$221	56
855 Dawn Break Loop	0.46mi	3/2.5	1,318 (-12%)	2mo	$389,000	$295	54
3650 Hayman Ct	0.36mi	3/2.0	1,665 (+11%)	20mo	$375,000	$225	44
3111 Hayman Ter	0.59mi	2/2.0 (-1)	1,421 (-5%)	16mo	$330,000	$232	42
12 Arrawanna St	0.74mi	3/2.0	1,689 (+12%)	9mo	$393,000	$233	33
4008 E Pikes Peak Ave	0.64mi	4/2.0 (+1)	1,662 (+11%)	16mo	$380,000	$229	30
4107 E Pikes Peak Ave	0.71mi	4/2.0 (+1)	1,391 (-7%)	18mo	$379,000	$272	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-47,172
• Equity at exit: $38,916

10-year hold

• IRR: -18.1%
• Equity multiple: 0.14×
• Total profit: $-63,122
• Equity at exit: $22,567

Cash invested: $73,080 (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 80910

• Home prices YoY: -27.5%
• Rents YoY: -1.5%
• Active inventory: 188
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$1,369
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$109
• HOA: −$28
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $19

Break-even live

Break-even rent $2,029

Max offer price $261,000

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $93	+0% $19	+5% $-55	+10% $-128
Rent	-10% $-143	-5% $-62	+0% $19	+5% $100	+10% $182
Rate	-1.0pp $151	-0.5pp $86	base $19	+0.5pp $-48	+1.0pp $-117

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: $65,250
• Closing costs: $7,830
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3591 Indigo Ridge Pt Colorado Springs, CO	4.0	2.0	2040	$2,195	$1.08	4d	1	0.11mi
213 Audubon Dr Colorado Springs, CO	3.0	3.0	2157	$2,325	$1.08	24d	1	0.12mi
70 Audubon Dr Colorado Springs, CO	3.0	2.0	1189	$2,000	$1.68	24d	1	0.28mi
3106 Gomer Ave Colorado Springs, CO	3.0	1.0	1162	$1,895	$1.63	15d	1	0.58mi
894 Petra Hts Colorado Springs, CO	3.0	2.5	1671	$2,045	$1.22	3d	1	0.72mi
2902 Airport Rd Colorado Springs, CO	2.0–3.0	1.0–2.0	1202	$1,900	$1.58	4d	2	0.77mi
1055 Petra Hts Colorado Springs, CO	3.0	2.5	1702	$2,200	$1.29	24d	1	0.81mi
4215 Samaritan Loop Colorado Springs, CO	3.0	2.5	1653	$2,122	$1.28	15d	1	0.82mi
3211 E Fountain Blvd Colorado Springs, CO	2.0	2.0	1100	$1,118	$1.02	22d	1	0.82mi
3209 E Fountain Blvd Colorado Springs, CO	1.0–2.0	1.0–2.0	827	$1,118	$1.35	3d	4	0.82mi
4271 Samaritan Loop Colorado Springs, CO	3.0	2.5	2027	$2,235	$1.10	15d	1	0.84mi
4536 Samaritan Loop Colorado Springs, CO	2.0	1.5	1108	$2,200	$1.99	24d	1	0.84mi
2818 Airport Rd Colorado Springs, CO	1.0–2.0	1.0	800	$1,296	$1.62	4d	4	0.84mi
1340 Inverness Dr Colorado Springs, CO	1.0–3.0	1.0–2.0	936	$2,026	$2.16	3d	17	0.85mi
4215 E Pikes Peak Ave Colorado Springs, CO	2.0–3.0	1.0–1.5	1541	$2,373	$1.54	4d	7	0.86mi
4424 Samaritan Loop Colorado Springs, CO	3.0	2.5	1960	$2,400	$1.22	24d	1	0.87mi
3125 E Fountain Blvd Colorado Springs, CO	2.0–3.0	1.5	1650	$1,875	$1.14	3d	7	0.87mi
1071 Cana Grv Colorado Springs, CO	3.0	2.5	1932	$2,295	$1.19	24d	1	0.88mi
3005 E Fountain Blvd Colorado Springs, CO	3.0	1.5	1950	$2,000	$1.03	15d	1	0.91mi
4275 Sanders Vw Colorado Springs, CO	1.0–3.0	1.0–2.0	932	$3,006	$3.23	3d	27	0.97mi
4569 Tetman Ln Colorado Springs, CO	4.0	3.0	1750	$2,550	$1.46	15d	1	1.04mi
1518 Tyram Grv Unit 102 Colorado Springs, CO	3.0	3.0	1552	$2,195	$1.41	3d	1	1.06mi
1540 Sparton Grv Unit 102 Colorado Springs, CO	3.0	3.0	1552	$2,195	$1.41	3d	1	1.08mi
1609 Zebulon Dr Colorado Springs, CO	2.0–3.0	2.0	1029	$1,744	$1.69	15d	7	1.09mi
106 Balfour Ave Colorado Springs, CO	3.0	1.0	1391	$2,000	$1.44	24d	1	1.18mi
1342 Firefly Cir Colorado Springs, CO	3.0	1.5	1560	$1,600	$1.03	3d	1	1.18mi
1334 Firefly Cir Colorado Springs, CO	2.0	2.5	1300	$1,700	$1.31	15d	1	1.20mi
827 Sequoia Dr Colorado Springs, CO	4.0	2.0	1694	$2,700	$1.59	4d	1	1.23mi
4752 Canyon Wren Ln Colorado Springs, CO	4.0	3.0	1725	$2,700	$1.57	15d	1	1.23mi
1810 Kaleidos Vw Colorado Springs, CO	1.0–3.0	1.0–2.0	1023	$2,200	$2.15	3d	6	1.30mi
2205 Willow Tree Grv Colorado Springs, CO	1.0–3.0	1.0–2.0	962	$2,170	$2.25	4d	21	1.32mi
4535 Jet Wing Cir W Colorado Springs, CO	3.0	2.0	1806	$2,449	$1.36	3d	1	1.33mi
4102 Maxwell Rd Colorado Springs, CO	4.0	2.0	1788	$750	$0.42	24d	1	1.39mi
4802 Checkerspot St Colorado Springs, CO	3.0–5.0	2.0–3.0	1853	$2,369	$1.28	4d	10	1.40mi
4919 Leland Pt Colorado Springs, CO	3.0	2.0	1357	$1,600	$1.18	24d	1	1.40mi
2335 CoralBell Grv Colorado Springs, CO	2.0–3.0	1.0–2.0	1004	$2,195	$2.19	3d	7	1.41mi
2335 CoralBell Grv Colorado Springs, CO	1.0–3.0	1.0–2.0	997	$2,498	$2.50	24d	34	1.41mi
913 N Chelton Rd Colorado Springs, CO	1.0–3.0	1.0–2.5	1062	$1,775	$1.67	4d	5	1.41mi
4961 Leland Pt Colorado Springs, CO	2.0	2.0	1177	$1,495	$1.27	15d	1	1.45mi
4710 Jet Wing Cir W Colorado Springs, CO	3.0	3.0	1700	$2,099	$1.23	24d	1	1.45mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 6 events

1. 2026-06-18
   status $261,000 Active 13 DOM
2. 2026-05-31
   status $261,000 Pending 13 DOM
3. 2026-05-18
   listed $261,000 Active
4. 2020-11-10
   soldstatus $310,000
5. 2018-07-09
   soldstatus $239,000
6. 2018-06-07
   price $254,900

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$269/yr (+$22/mo · 23.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,638
• − Mortgage interest: −$14,620
• − Property taxes: −$1,167
• − Insurance: −$1,305
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − HOA: −$336
• − Depreciation: −$7,593
• Taxable loss: −$4,324
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $1,270/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: Colorado Springs School District No. 11 In The County Of E
• NCES district ID: 0803060
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $47,884
• Composite: 24.69/100
• National rank: #7613
• State rank: #56 of 86 in CO

Livability — Colorado Springs

• Score: 78/100
• State rank: #23
• US rank: #2639

Category grades

Amenities A+ Commute A Cost of living C- Crime F Employment B Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colorado Springs, CO
• County: El Paso County · 689,348 people
• City population: 555,783
• Metro: Colorado Springs, CO
• Population (ZIP): 31,368
• Household income: $61,969
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1449.0

Population outlook (El Paso County) Hauer SSP2

• Today (2025): 768,926 people
• By 2030: 815,739 · +6.1%
• By 2040: 903,489 · +17.5%
• By 2050: 981,204 · +27.6%
• By 2075: 1,155,542 · +50.3%
• By 2100: 1,202,070 · +56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Hispanic / Latino 33% Two or more races 17% Black 11% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 24% Puerto Rican 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 78% English-only · Spanish 17% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · El Paso

• 2024 margin: Lean R (+9.8) · D 43.8% · R 53.5% · Other 2.7%
• 2008→2024 swing: +9.0pp toward D · 2008: -18.8pp · 2024: -9.8pp
• All cycles: 2024: R+9.8 2020: R+10.8 2016: R+22.6 2012: R+21.4 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.36%
• Current HPI: 320.6817
• Rent YoY: ▼ -1.51%
• Metro: Colorado Springs, CO
• 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

+2.4% since first listed

4 events — show timeline

• 2026-05-18 Listed $261,000 elevateMLS
• 2020-11-10 Sold (Public Records) $310,000 Public Records
• 2018-07-09 Sold (Public Records) $239,000 Public Records
• 2018-06-07 Price Changed $254,900 elevateMLS

Property tax history

+2.2%/yr

Latest (2024): $1,167 · +10.5% YoY. Source: county tax records.