Ashford Type-A Plan · Colorado Springs, CO 80919

$162,000

1 bd · 1.0 ba · 890 sqft · Townhouse · 1004 Days on market

55+ age-restricted Fair condition

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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 +8.9/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOW OPEN! In addition to being home to breathtaking Rocky Mountain views, Colorado Springs is now home to Village Cooperative's newest (55+) community for active adults! The Village Cooperative of Ute Valley in Colorado Springs offers a worry-free lifestyle - whether you are working or retired - at a value you can afford to keep you actively living in this beautiful area! This cooperative community features 55 homes in one bedroom, two bedroom, and two bedroom with den layouts designed specifically for seniors and retirees. The homes range in size from approximately 900 sq. ft. to 1,600 sq. ft. of one-level living space within a three-story building built over a secure underground parking. Contact us for availability!

Key facts

• Garage
• Listed 1003 days

🏢 Co-op / cooperative unit. The $162,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $162k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-970 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (17.8% below list).
• Recommended offer: $133k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 2.3% vs local median 3.4% in Colorado Springs — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Academy School District No. 20 In The County Of El Paso An (urban): math 45% / reading 65% proficiency, ranked #8 of 86 in CO (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Chinook Trail Elementary School (math 62% / reading 82%, grade A-, #26 of 966 statewide, top 4%, 631 students, 8% FRL); Eagleview Middle School (math 42% / reading 59%, grade C, #38 of 270 statewide, top 14%, 948 students, 14% FRL); Pine Creek High School (math 53% / reading 77%, grade B, #31 of 381 statewide, top 8%, 1,815 students, 0% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 312 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 41d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent is only 13% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 1004 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $133,152 (17.8% 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 1004 days. Have you received any prior offers? Is the seller open to a 18% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.46% ✗
• Cap rate: 2.31%
• Cash-on-cash: -14.21%
• DSCR: 0.37
• GRM: 18.3

CMA / ARV

• ARV (median comp): $292,559
• List price: $162,000
• Delta: -44.63%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
560 Autumn Crest Cir #E	0.62mi	2/1.0 (+1)	896 (+1%)	5mo	$312,000	$348	60
625 Autumn Crest Cir #A	0.68mi	2/1.0 (+1)	888 (-0%)	22mo	$295,000	$332	44
660 Autumn Crest Cir Unit D	0.70mi	2/1.0 (+1)	910 (+2%)	21mo	$305,000	$335	41
821 Pebblewood Dr	0.74mi	2/1.0 (+1)	982 (+10%)	10mo	$306,000	$312	34
510 Autumn Crest Cir #A	0.68mi	2/2.0 (+1)	1,066 (+20%)	2mo	$332,500	$312	33
550 Autumn Crest Cir #A	0.64mi	2/2.0 (+1)	1,066 (+20%)	11mo	$312,500	$293	27

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 · 1.56% rent growth · sell at horizon

5-year hold

• IRR: -44.8%
• Equity multiple: -0.36×
• Total profit: $-111,063
• Equity at exit: $43,621

10-year hold

• IRR: -90.8%
• Equity multiple: -1.24×
• Total profit: $-183,756
• Equity at exit: $25,295

Cash invested: $81,917 (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 →

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

Active competition Active MLS

• For sale now: 3 active
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $309,000 ($326/sqft)
• Median days on market: 52 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.9% vs current asking $/sqft

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

ZIP-level market 80919

• Rents YoY: 1.6%
• Active inventory: 312
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$1,534
• Tax est. 1.5%: −$366 /mo · $4,388/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-970

Break-even live

Break-even rent $2,559

Max offer price $152,212

Occupancy floor —

Sensitivity live

Price	-10% $-768	-5% $-869	+0% $-970	+5% $-1,071	+10% $-1,172
Rent	-10% $-1,075	-5% $-1,023	+0% $-970	+5% $-917	+10% $-865
Rate	-1.0pp $-823	-0.5pp $-895	base $-970	+0.5pp $-1,046	+1.0pp $-1,123

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: $73,140
• Closing costs: $8,777
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5824 Walsh Point Dr Colorado Springs, CO	1.0–3.0	1.0–2.0	1062	$1,597	$1.50	15d	17	0.47mi
260 Rim View Dr Colorado Springs, CO	1.0–2.0	1.0–2.0	899	$1,276	$1.42	15d	15	0.53mi
5965 Nora Pt Colorado Springs, CO	1.0	1.0	750	$1,861	$2.48	46d	1	0.73mi
4760 Rusina Rd Colorado Springs, CO	1.0–2.0	1.0–2.0	705	$1,052	$1.49	15d	18	0.76mi
4424 N Chestnut St Colorado Springs, CO	1.0	1.0	528	$824	$1.56	41d	3	1.21mi
4357 N Chestnut St Colorado Springs, CO	1.0	1.0	550	$880	$1.60	70d	1	1.27mi
6853 Mountain Top Ln Colorado Springs, CO	2.0	2.0	1088	$1,775	$1.63	32d	1	1.29mi
830 Vindicator Dr Colorado Springs, CO	1.0–2.0	1.0–2.0	955	$1,180	$1.24	16d	6	1.32mi
4348 N Chestnut St Colorado Springs, CO	1.0	1.0	525	$1,036	$1.97	16d	4	1.33mi
6740 Overland Dr Colorado Springs, CO	2.0	2.0	1088	$2,500	$2.30	72d	1	1.35mi
4413 Forrest Hill Rd Unit 1 Colorado Springs, CO	2.0	1.0	680	$1,295	$1.90	26d	1	1.40mi
4413 Forrest Hill Rd Unit 2 Colorado Springs, CO	2.0	1.0	680	$1,225	$1.80	16d	1	1.40mi
4413 Forrest Hill Rd Apt 3 Colorado Springs, CO	2.0	1.0	680	$1,295	$1.90	46d	1	1.40mi
4311 N Chestnut St Apt 1 Colorado Springs, CO	2.0	1.0	850	$925	$1.09	72d	1	1.41mi
4311 N Chestnut St Unit 2 Colorado Springs, CO	1.0	1.0	700	$825	$1.18	26d	1	1.41mi
1120 Old Dutch Mill Rd Unit A Colorado Springs, CO	2.0	1.5	875	$1,014	$1.16	72d	1	1.41mi
1120 Old Dutch Mill Rd Colorado Springs, CO	2.0	2.0	875	$1,014	$1.16	52d	1	1.41mi
6855 Delmonico Dr Unit 6855 B Colorado Springs, CO	2.0	1.5	895	$1,495	$1.67	63d	1	1.45mi
6490 Yvonne Way Colorado Springs, CO	2.0	1.0	1000	$1,499	$1.50	46d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $162,000 Active 1004 DOM
2. 2026-08-07
   days on market $162,000 Active 1003 DOM
3. 2026-08-06
   days on market $162,000 Active 1002 DOM
4. 2026-08-05
   days on market $162,000 Active 1001 DOM
5. 2026-08-04
   days on market $162,000 Active 1000 DOM
6. 2026-08-03
   days on market $162,000 Active 999 DOM
7. 2026-07-31
   days on market $162,000 Active 996 DOM
8. 2026-07-30
   days on market $162,000 Active 995 DOM
9. 2026-07-30
   days on market $162,000 Active 994 DOM
10. 2026-07-28
    days on market $162,000 Active 993 DOM
11. 2026-07-26
    days on market $162,000 Active 991 DOM
12. 2026-07-25
    days on market $162,000 Active 990 DOM
13. 2026-07-24
    days on market $162,000 Active 989 DOM
14. 2026-07-23
    days on market $162,000 Active 988 DOM
15. 2026-07-22
    days on market $162,000 Active 987 DOM
16. 2026-07-21
    days on market $162,000 Active 986 DOM
17. 2026-07-18
    days on market $162,000 Active 983 DOM
18. 2026-07-16
    days on market $162,000 Active 981 DOM
19. 2026-07-16
    days on market $162,000 Active 980 DOM
20. 2026-07-14
    days on market $162,000 Active 979 DOM
21. 2026-07-13
    days on market $162,000 Active 978 DOM
22. 2026-07-12
    days on market $162,000 Active 977 DOM
23. 2026-07-11
    days on market $162,000 Active 976 DOM
24. 2026-07-10
    days on market $162,000 Active 975 DOM
25. 2026-07-09
    days on market $162,000 Active 974 DOM
26. 2026-07-07
    days on market $162,000 Active 972 DOM
27. 2026-07-06
    days on market $162,000 Active 971 DOM
28. 2026-07-05
    days on market $162,000 Active 970 DOM
29. 2026-07-03
    days on market $162,000 Active 968 DOM
30. 2026-07-02
    days on market $162,000 Active 967 DOM
31. 2026-07-01
    days on market $162,000 Active 966 DOM
32. 2026-06-30
    days on market $162,000 Active 965 DOM
33. 2026-06-29
    days on market $162,000 Active 964 DOM
34. 2026-06-28
    days on market $162,000 Active 963 DOM
35. 2026-06-28
    days on market $162,000 Active 962 DOM
36. 2026-06-27
    days on market $162,000 Active 961 DOM
37. 2026-06-25
    days on market $162,000 Active 959 DOM
38. 2026-06-23
    days on market $162,000 Active 957 DOM
39. 2026-06-21
    days on market $162,000 Active 956 DOM
40. 2026-06-18
    days on market $162,000 Active 953 DOM
41. 2026-06-17
    days on market $162,000 Active 952 DOM
42. 2026-06-16
    days on market $162,000 Active 951 DOM
43. 2026-06-15
    days on market $162,000 Active 950 DOM
44. 2026-06-14
    days on market $162,000 Active 948 DOM
45. 2026-06-13
    days on market $162,000 Active 947 DOM
46. 2026-06-10
    days on market $162,000 Active 945 DOM
47. 2026-06-09
    days on market $162,000 Active 944 DOM
48. 2026-06-08
    days on market $162,000 Active 943 DOM
49. 2026-06-07
    days on market $162,000 Active 942 DOM
50. 2026-06-05
    days on market $162,000 Active 939 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: $15,978
• − Mortgage interest: −$16,388
• − Property taxes: −$4,388
• − Insurance: −$1,463
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$8,511
• Taxable loss: −$17,328
• Est. tax savings @ 24.0%: +$4,159
• After-tax cash flow: $-7,480/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

Fair 45/100 Cosmetic rehab Est. rehab $4,450–$13,350 screening

This Ashford Type-A condo is in fair condition with average interior and exterior. Painting, landscaping, and new flooring would significantly enhance its value.

Value-add opportunities

• Both Painting the interior and exterior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Improves curb appeal and enhances property value ↑
• Both New flooring — Enhances interior aesthetics and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Rockrimmon Elementary School B- CO #107/966 Nat'l #8,282/41,679 Middle Eagleview Middle School C CO #38/270 Nat'l #3,367/14,009 High Air Academy High School B- CO #32/381 Nat'l #2,821/17,239

Schools (NCES district)

• District: Academy School District No. 20 In The County Of El Paso An
• NCES district ID: 0801920
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 65% ▲ 1.00%
• Median HH income: $89,325
• Composite: 50.62/100
• National rank: #1840
• State rank: #8 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): 27,787
• Household income: $119,518
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 12% 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: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 14% Hispanic / Latino 13% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Romanian 4% Portuguese 3%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -295.50%
• Current HPI: 251.5803
• Rent YoY: ▲ 1.56%
• 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

+14.1% since first listed

2 events — show timeline

• 2026-01-29 Price Changed $162,000 Zillow
• 2023-11-08 Listed $142,000 Zillow