11467 Bunshaft Vw · Colorado Springs, CO 80831

$420,000

4 bd · 4.0 ba · 2,305 sqft · SingleFamily public records · 23 Days on market

Built 2018 3,049 sqft lot Est $484k · 13% under $130/mo HOA · 4% 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).

• ARV discount +13.5/15.0
• Cash flow +8.8/30.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained multi-level home nestled in a quiet cul-de-sac in Peyton. Offering 4 bedrooms, 3.5 bathrooms, and thoughtful design across multiple levels, this home delivers both comfort and versatility. Inside, soaring ceilings and abundant natural light create an open, airy feel throughout. The upper level offers the primary suite with its private en-suite bathroom, plus two additional bedrooms and full bath. The main level offers a seamless flow between the living areas and the heart of the home, a bright kitchen featuring warm wood cabinetry, stainless steel appliances, updated lighting, and pantry. Just a few steps down, you’ll find a cozy secondary family room with walkout access to the backyard patio, a convenient half bath, laundry room, and direct entry from the 2-car garage. The fully finished basement provides even more living space with an additional bedroom, another full bathroom, and a versatile bonus room ideal for guests, a home gym, playroom, or office. Outside, maintenance free backyard offers a peaceful patio, space to entertain, and room to enjoy Colorado’s beautiful evenings. Conveniently located near schools, parks, shopping, and major military installations, this home perfectly balances functionality, comfort, and an outstanding financing opportunity.

Key facts

• Quiet cul-de-sac
• Primary suite
• Soaring ceilings

Tags

• MULTI-LEVEL HOME
• QUIET CUL-DE-SAC
• SOARING CEILINGS
• ABUNDANT NATURAL LIGHT
• PRIMARY SUITE
• PRIVATE EN-SUITE BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $130 ($1,560 annually); Professionally managed association; Association maintains grounds, snow removal, and trash; Community amenities include clubhouse, fitness center, park, playground, and pool

Exterior

• Parking: 2 parking spaces; 2-car attached garage; Concrete parking surface
• Utilities: Electricity connected; Public sewer
• Home design: Single-family residence; Tri-level; Property unattached; Individual ownership
• Construction: Frame construction; Slab foundation; Composition roof; Built as a house
• Exterior features: Partial fencing; Cul-de-sac lot; Landscaped yard

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Refrigerator
• Bedrooms: 4 bedrooms total; 3 upper-level bedrooms; 1 basement-level bedroom
• Bathrooms: 4 bathrooms total; 3 full bathrooms; 1 half bathroom; 2 upper-level bathrooms; 1 lower-level bathroom; 1 basement-level bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Pantry; Walk-in closets; Finished basement
• Laundry & utility: Washer; Dryer; In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (30.0% below list).
• Recommended offer: $294k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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: Bennett Ranch Elementary School (math 24% / reading 32%, grade F, #540 of 966 statewide, top 57%, 386 students, 21% 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).
• Market conditions: Rents rising (+3.1%/yr); 523 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 23 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $293,889 (30.0% 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. 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. 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?
5. 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?
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 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: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $484,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11324 Neutra Grv	0.08mi	4/3.0	2,442 (+6%)	5mo	$420,000	$172	78
7802 Hirshorn Pt	0.13mi	3/2.5 (-1)	2,266 (-2%)	5mo	$425,000	$188	76
7751 Berwyn Loop	0.50mi	3/2.5 (-1)	2,266 (-2%)	1mo	$475,000	$210	62
7313 Owings Pt	0.67mi	4/4.0	2,404 (+4%)	1mo	$435,000	$181	61
7791 Berwyn Loop	0.51mi	3/3.0 (-1)	2,266 (-2%)	5mo	$444,000	$196	60
8177 Isabel Pl	0.70mi	4/2.5	2,342 (+2%)	2mo	$520,000	$222	57
8185 Isabel Pl	0.72mi	4/2.5	2,342 (+2%)	4mo	$515,535	$220	55
11751 Sedge	0.49mi	3/3.0 (-1)	2,123 (-8%)	2mo	$442,000	$208	53
8250 Henzlee Pl	0.67mi	3/2.5 (-1)	2,199 (-5%)	4mo	$515,575	$234	47
8290 Henzlee Pl	0.71mi	3/2.5 (-1)	2,199 (-5%)	4mo	$511,575	$233	45
12093 Merrill Hts	0.68mi	4/3.0	2,000 (-13%)	2mo	$350,000	$175	40
10922 Jolie Ct	0.67mi	3/2.5 (-1)	2,066 (-10%)	3mo	$523,000	$253	38

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 · 3.09% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.23×
• Total profit: $-90,021
• Equity at exit: $62,623

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-106,193
• Equity at exit: $36,314

Cash invested: $117,600 (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 80831

• Home prices YoY: -30.4%
• Rents YoY: 3.1%
• Active inventory: 523
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,939 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$162 /mo · $1,940/yr
• Insurance: −$175
• HOA: −$130
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $-347

Break-even live

Break-even rent $3,379

Max offer price $358,618

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-229	+0% $-347	+5% $-466	+10% $-585
Rent	-10% $-580	-5% $-464	+0% $-347	+5% $-231	+10% $-115
Rate	-1.0pp $-136	-0.5pp $-241	base $-347	+0.5pp $-456	+1.0pp $-567

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11663 Ducal Pt Peyton, CO	3.0	3.0	1600	$2,380	$1.49	3d	1	0.13mi
11482 Moonrock Hts Peyton, CO	4.0	1.0	2266	$2,750	$1.21	3d	1	0.14mi
7553 Jaoul Pt Peyton, CO	3.0	2.5	1639	$2,300	$1.40	3d	1	0.53mi
7146 Honeycomb Dr Peyton, CO	3.0	2.0	1784	$2,400	$1.35	3d	1	0.69mi
7559 Coffee Rd Peyton, CO	3.0	3.0	2510	$2,395	$0.95	3d	1	0.81mi
6628 Watusi Rd Unit 1 Peyton, CO	3.0	2.5	1735	$1,995	$1.15	3d	1	0.99mi
6628 Watusi Rd Peyton, CO	3.0	3.0	1735	$1,995	$1.15	3d	1	0.99mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: gym

Listing history 16 events

1. 2026-06-21
   days on market $420,000 Active 23 DOM
2. 2026-06-18
   days on market $420,000 Active 20 DOM
3. 2026-06-17
   days on market $420,000 Active 19 DOM
4. 2026-06-16
   days on market $420,000 Active 18 DOM
5. 2026-06-15
   days on market $420,000 Active 17 DOM
6. 2026-06-14
   days on market $420,000 Active 15 DOM
7. 2026-06-13
   days on market $420,000 Active 14 DOM
8. 2026-06-10
   days on market $420,000 Active 12 DOM
9. 2026-06-09
   days on market $420,000 Active 11 DOM
10. 2026-06-08
    days on market $420,000 Active 10 DOM
11. 2026-06-07
    days on market $420,000 Active 9 DOM
12. 2026-06-05
    days on market $420,000 Active 6 DOM
13. 2026-06-03
    days on market $420,000 Active 5 DOM
14. 2026-06-03
    days on market $420,000 Active 4 DOM
15. 2026-06-01
    days on market $420,000 Active 3 DOM
16. 2026-05-31
    days on market $420,000 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: $1,940 · $162/mo
• Projected year-2 tax: $2,310 · $192/mo
• Expected delta: +$370/yr (+$31/mo · 19.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥87°F today · 16 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: $35,267
• − Mortgage interest: −$23,527
• − Property taxes: −$1,940
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,821
• − Management: −$2,821
• − HOA: −$1,560
• − Depreciation: −$12,218
• Taxable loss: −$11,721
• Est. tax savings @ 24.0%: +$2,813
• After-tax cash flow: $-1,357/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: 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

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

• County: El Paso County · 689,348 people
• City population: 555,783
• Metro: Colorado Springs, CO
• Population (ZIP): 33,912
• Household income: $132,467
• Rent vs Own: 7.8% rent · 92.2% own
• Severe rent burden: 142.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 14% Hispanic / Latino 12% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -115.34%
• Current HPI: 264.0763
• Rent YoY: ▲ 3.09%
• 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

-80.7% since first listed

7 events — show timeline

• 2026-05-29 Listed $420,000 elevateMLS
• 2026-05-29 Listed $420,000 REColorado as Distributed by MLS Grid
• 2026-05-29 Listed $420,000 IRES
• 2021-07-22 Sold (Public Records) $390,000 Public Records
• 2021-06-19 Price Changed $385,000 elevateMLS
• 2017-10-03 Sold (Public Records) $1,058,500 Public Records
• 2017-10-03 Sold (Public Records) $2,175,000 Public Records

Property tax history

+30.1%/yr

Latest (2024): $1,940 · +5.9% YoY. Source: county tax records.