Endeavor Plan · Colorado Springs, CO 80927

$329,990

4 bd · 3.0 ba · 1,562 sqft · Townhouse · 278 Days on market

Poor condition $180/mo HOA · 7% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• Appreciation +4.4/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• 1% rule +2.0/10.0
• Rent growth +1.3/5.0
• Condition / age +1.0/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Reach new heights with The Endeavor, a three-story duet-style home designed for those who want space, style, and attainable luxury. . Featuring 4 bedrooms, 3 baths, and 1,562 square feet, this floorplan provides room for everyone while maintaining an efficient, low-maintenance footprint. The first floor offers an oversized 1-car garage and entry space with optional bedroom or home office flexibility. The second story opens into an expansive great room, dining area, and kitchen with modern finishes, perfect for gatherings or quiet nights in. Upstairs, the private primary suite includes a walk-in closet and ensuite bath, with two additional bedrooms and a full bath completing the home. Enjoy access to Banning Lewis Ranch's incredible amenities, including parks, pools, fitness centers, award-winning schools, dog park, and miles of scenic trails, all within a vibrant, welcoming community.

Key facts

• Walk-in closet
• Expansive great room
• Modern finishes

Tags

• DUET-STYLE HOME
• OVERSIZED GARAGE
• EXPANSIVE GREAT ROOM
• MODERN FINISHES
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET

🏗️ New construction. The $329,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $362,300.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $330k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-677 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (23.0% below list).
• Recommended offer: $254k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.4% in Colorado Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• El Paso County Colorado School District 49 (urban): math 27% / reading 47% proficiency, ranked #27 of 86 in CO (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Falcon Elementary School of Technology (math 24% / reading 24%, grade F, #606 of 966 statewide, top 65%, 257 students, 48% FRL); Falcon Middle School (math 17% / reading 37%, grade F, #154 of 270 statewide, top 59%, 937 students, 27% FRL); Falcon High School (math 32% / reading 67%, grade D, #115 of 381 statewide, top 34%, 1,248 students, 23% FRL) — zoned schools average 33% FRL vs 17% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.7%/yr); 252 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $3k of loan paydown is wiped out by about $4k 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

• It's been on market 278 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $254,031 (23.0% 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. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.70% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.01%
• DSCR: 0.64
• GRM: 11.9

CMA / ARV

• ARV (median comp): $362,300
• List price: $329,990
• Delta: -8.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5832 Dakan Loop	0.03mi	4/2.5	1,587 (+2%)	1mo	$380,000	$239	93
9458 Clarkville Trl	0.16mi	4/3.0	1,562 (0%)	0mo	$330,000	$211	92
9426 Clarkville Trl	0.15mi	4/3.0	1,559 (-0%)	1mo	$334,999	$215	92
5879 Uptop Pt	0.12mi	4/2.5	1,587 (+2%)	0mo	$365,000	$230	89
9234 Tungsten Hts	0.07mi	4/2.5	1,660 (+6%)	2mo	$385,000	$232	83
9290 Tungsten Hts	0.06mi	3/2.5 (-1)	1,490 (-5%)	3mo	$376,000	$252	80
9384 Crosshaven Vw	0.71mi	3/3.0 (-1)	1,635 (+5%)	5mo	$379,900	$232	50
9238 Delgany Pt	0.74mi	3/2.5 (-1)	1,642 (+5%)	3mo	$367,000	$224	47
9237 Delgany Pt	0.71mi	3/3.0 (-1)	1,642 (+5%)	11mo	$363,000	$221	44
9344 Crosshaven Vw	0.70mi	3/3.0 (-1)	1,642 (+5%)	11mo	$372,000	$227	44
9444 Crosshaven Vw	0.71mi	3/3.0 (-1)	1,642 (+5%)	14mo	$373,000	$227	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.24% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.20×
• Total profit: $-81,526
• Equity at exit: $83,373

10-year hold

• IRR: -16.6%
• Equity multiple: -0.27×
• Total profit: $-129,077
• Equity at exit: $84,116

Cash invested: $101,444 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 10 under contract
• Months of supply: 1.8 mo (56%/mo absorbed)
• Median asking: $375,507 ($251/sqft)
• Median days on market: 15 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 80927

• Home prices YoY: -0.7%
• Rents YoY: -4.7%
• Active inventory: 252
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$1,900
• Tax est. 1.5%: −$453 /mo · $5,435/yr
• Insurance: −$151
• HOA: −$180
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-677

Break-even live

Break-even rent $3,397

Max offer price $264,347

Occupancy floor —

Sensitivity live

Price	-10% $-427	-5% $-552	+0% $-677	+5% $-802	+10% $-927
Rent	-10% $-878	-5% $-777	+0% $-677	+5% $-577	+10% $-476
Rate	-1.0pp $-494	-0.5pp $-585	base $-677	+0.5pp $-771	+1.0pp $-866

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: $90,575
• Closing costs: $10,869
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9286 Henson Pl Colorado Springs, CO	3.0	2.5	1400	$2,200	$1.57	51d	1	0.12mi
9172 Baltin Ct Colorado Springs, CO	3.0	2.5	1932	$2,495	$1.29	31d	1	0.14mi
9440 Oro City Loop Colorado Springs, CO	3.0	3.0	1643	$2,495	$1.52	39d	1	0.19mi
9440 Oro City Loop Colorado Springs, CO	3.0	2.5	1643	$2,550	$1.55	31d	1	0.19mi
5668 Tramore Ct Colorado Springs, CO	3.0	2.5	1763	$2,246	$1.27	41d	1	0.26mi
6137 Ashmore Ln Colorado Springs, CO	3.0	3.0	1932	$2,500	$1.29	15d	1	0.35mi
6020 Ashmore Ln Colorado Springs, CO	3.0	3.0	2008	$2,450	$1.22	31d	1	0.37mi
6087 Notch Top Way Colorado Springs, CO	3.0	2.0	1436	$2,315	$1.61	39d	1	0.37mi
6027 Notch Top Way Colorado Springs, CO	3.0	2.5	1450	$2,400	$1.66	15d	1	0.38mi
6031 Notch Top Way Colorado Springs, CO	3.0	2.0	1436	$2,475	$1.72	70d	1	0.39mi
6008 Callan Dr Colorado Springs, CO	3.0	2.5	1874	$2,700	$1.44	31d	1	0.40mi
6437 Crossdrum Pt Unit 1 Colorado Springs, CO	3.0	2.5	1510	$2,250	$1.49	41d	1	0.76mi
6721 Shadow Star Dr Colorado Springs, CO	3.0	2.5	2008	$2,750	$1.37	15d	1	1.04mi
9606 Lone Oak Ln Colorado Springs, CO	4.0	3.5	2119	$2,795	$1.32	39d	1	1.37mi
6031 Jorie Rd Colorado Springs, CO	4.0	2.5	1700	$2,550	$1.50	15d	1	1.40mi

HOA detail $180/mo · $2,160/yr

• Likely covers: poolgym

Listing history 50 events

1. 2026-08-08
   days on market $329,990 Active 278 DOM
2. 2026-08-07
   days on market $329,990 Active 277 DOM
3. 2026-08-06
   days on market $329,990 Active 276 DOM
4. 2026-08-05
   days on market $329,990 Active 275 DOM
5. 2026-08-04
   days on market $329,990 Active 274 DOM
6. 2026-08-03
   days on market $329,990 Active 273 DOM
7. 2026-07-31
   days on market $329,990 Active 270 DOM
8. 2026-07-30
   days on market $329,990 Active 268 DOM
9. 2026-07-28
   days on market $329,990 Active 267 DOM
10. 2026-07-26
    days on market $329,990 Active 265 DOM
11. 2026-07-25
    days on market $329,990 Active 264 DOM
12. 2026-07-24
    days on market $329,990 Active 263 DOM
13. 2026-07-23
    days on market $329,990 Active 262 DOM
14. 2026-07-22
    days on market $329,990 Active 261 DOM
15. 2026-07-21
    days on market $329,990 Active 260 DOM
16. 2026-07-18
    days on market $329,990 Active 257 DOM
17. 2026-07-16
    days on market $329,990 Active 255 DOM
18. 2026-07-16
    days on market $329,990 Active 254 DOM
19. 2026-07-14
    days on market $329,990 Active 253 DOM
20. 2026-07-13
    days on market $329,990 Active 252 DOM
21. 2026-07-12
    days on market $329,990 Active 251 DOM
22. 2026-07-11
    days on market $329,990 Active 250 DOM
23. 2026-07-10
    days on market $329,990 Active 249 DOM
24. 2026-07-09
    days on market $329,990 Active 248 DOM
25. 2026-07-07
    days on market $329,990 Active 246 DOM
26. 2026-07-06
    days on market $329,990 Active 245 DOM
27. 2026-07-05
    days on market $329,990 Active 244 DOM
28. 2026-07-03
    days on market $329,990 Active 242 DOM
29. 2026-07-02
    days on market $329,990 Active 241 DOM
30. 2026-07-01
    days on market $329,990 Active 240 DOM
31. 2026-06-30
    days on market $329,990 Active 239 DOM
32. 2026-06-29
    days on market $329,990 Active 238 DOM
33. 2026-06-28
    days on market $329,990 Active 237 DOM
34. 2026-06-28
    days on market $329,990 Active 236 DOM
35. 2026-06-27
    days on market $329,990 Active 235 DOM
36. 2026-06-25
    days on market $329,990 Active 233 DOM
37. 2026-06-23
    days on market $329,990 Active 231 DOM
38. 2026-06-21
    days on market $329,990 Active 230 DOM
39. 2026-06-18
    price $329,990 Active 227 DOM
40. 2026-06-18
    days on market $344,990 Active 227 DOM
41. 2026-06-17
    days on market $344,990 Active 226 DOM
42. 2026-06-16
    days on market $344,990 Active 225 DOM
43. 2026-06-15
    days on market $344,990 Active 224 DOM
44. 2026-06-14
    days on market $344,990 Active 222 DOM
45. 2026-06-13
    days on market $344,990 Active 221 DOM
46. 2026-06-10
    days on market $344,990 Active 219 DOM
47. 2026-06-09
    days on market $344,990 Active 218 DOM
48. 2026-06-08
    days on market $344,990 Active 217 DOM
49. 2026-06-07
    days on market $344,990 Active 216 DOM
50. 2026-06-05
    days on market $344,990 Active 213 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,484
• − Mortgage interest: −$20,294
• − Property taxes: −$5,435
• − Insurance: −$1,812
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − HOA: −$2,160
• − Depreciation: −$10,540
• Taxable loss: −$14,634
• Est. tax savings @ 24.0%: +$3,512
• After-tax cash flow: $-4,611/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.

Condition & rehab AI · 1 photo

Poor 20/100 None rehab

This property is a new build with no existing photos, indicating it is a 'to be built' project. Significant renovations and updates are required to bring it to market-ready condition.

Repairs flagged

• Major Kitchen — No photos of the kitchen
• Major Bathrooms — No photos of the bathrooms
• Major Roof — No photos of the roof
• Major Exterior — No photos of the exterior
• Major Flooring — No photos of the flooring
• Major Interior walls/paint — No photos of the interior walls/paint
• Major Windows — No photos of the windows
• Major Foundation/structure — No photos of the foundation/structure
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of the landscaping/curb appeal

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen design enhances functionality and appeal ↑
• Resale Bathroom renovation — Upgraded bathrooms improve comfort and aesthetics ↑
• Both Exterior paint and landscaping — Fresh paint and landscaping boost curb appeal and value ↑
• Both HVAC system upgrade — Modern HVAC system improves comfort and energy efficiency ↑
• Both Structural inspection and repairs — Ensures structural integrity and safety ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Falcon Elementary School Of Technology F CO #606/966 Nat'l #30,133/41,679 Middle Falcon Middle School F CO #154/270 Nat'l #9,793/14,009 High Falcon High School D CO #115/381 Nat'l #5,677/17,239

Schools (NCES district)

• District: El Paso County Colorado School District 49
• NCES district ID: 0803870
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $75,604
• Composite: 34.38/100
• National rank: #5210
• State rank: #27 of 86 in CO

B Composite livability gradescore 78/100

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 · 768,926 people
• City population: 555,783
• Metro: Colorado Springs, CO
• Population (ZIP): 8,036
• Household income: $163,803
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 30% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 23% Two or more races 16% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 3% Romanian 3% Iranian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

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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: ▼ -1.24%
• Current HPI: 176.9533
• Rent YoY: ▼ -4.71%
• Metro: Colorado Springs, CO
• State GDP YoY: ▲ 1.95%
• F500 in state: 14

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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

1 event — show timeline

• 2025-11-03 Listed $344,990 Zillow