4945 Mark Dabling Blvd #111 · Colorado Springs, CO 80918

$39,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 275 Days on market

Built 2025

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a playground, community events, a clubhouse, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2025
• Listed 275 days

Property features AI

Finance

• Financial info: List price $54,500

Exterior

• Utilities: Natural gas heating available
• Home design: Condominium / apartment (unit at 4945 Mark Dabling Blvd #111); Spec build, Plan 92282; Active listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Living area of 1064

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $931 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.9% 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 (-0.6%/yr); 260 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $270 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 3.90% ✓
• Cap rate: 34.94%
• Cash-on-cash: 102.31%
• DSCR: 5.55
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $86,184
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4945 Mark Dabling Blvd #157	0.05mi	3/1.5	924 (-13%)	16mo	$75,000	$81	60

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: —
• Equity multiple: 5.45×
• Total profit: $48,549
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 10.30×
• Total profit: $101,515
• Equity at exit: $3,372

Cash invested: $10,920 (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 80918

• Rents YoY: -0.6%
• Active inventory: 260
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $931

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 34%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4760 Rusina Rd Colorado Springs, CO	1.0–2.0	1.0–2.0	705	$1,441	$2.04	3d	14	0.45mi
5400 N Nevada Ave Colorado Springs, CO	1.0–3.0	1.0–2.0	875	$1,475	$1.69	3d	14	0.58mi
309 Redwood Dr Colorado Springs, CO	3.0	1.0	829	$2,000	$2.41	23d	1	0.65mi
4033 Muse Way Colorado Springs, CO	2.0	1.5	1121	$1,500	$1.34	23d	1	0.79mi
325 Cragmor Rd Colorado Springs, CO	2.0	1.0	537	$899	$1.67	3d	2	0.81mi
4012 Muse Way Colorado Springs, CO	2.0	1.5	1124	$1,598	$1.42	23d	1	0.83mi
3850 Schafer Hts Colorado Springs, CO	1.0–2.0	1.0–2.0	752	$1,524	$2.03	3d	5	0.86mi
4311 N Chestnut St Apt 1 Colorado Springs, CO	2.0	1.0	850	$925	$1.09	23d	1	0.87mi
921 Westmoreland Rd Colorado Springs, CO	1.0–2.0	1.0	750	$1,234	$1.65	3d	12	1.05mi
1016 Magnolia St Unit 1018 Colorado Springs, CO	2.0	1.0	800	$1,304	$1.63	23d	1	1.10mi
1035 Magnolia St Unit B Colorado Springs, CO	2.0	1.0	850	$1,145	$1.35	3d	1	1.13mi
1035 Magnolia St Colorado Springs, CO	2.0	1.0	850	$1,199	$1.41	23d	1	1.13mi
1038 Westmoreland Rd Unit A Colorado Springs, CO	2.0	1.0	700	$875	$1.25	14d	1	1.16mi
5824 Walsh Point Dr Colorado Springs, CO	1.0–3.0	1.0–2.0	1062	$2,325	$2.19	2d	26	1.16mi
1075 Magnolia St Apt 3 Colorado Springs, CO	2.0	1.0	900	$845	$0.94	3d	1	1.17mi
1075 Magnolia St Apt 1 Colorado Springs, CO	2.0	1.0	900	$795	$0.88	3d	1	1.17mi
1120 Old Dutch Mill Rd Unit A Colorado Springs, CO	2.0	1.5	875	$1,014	$1.16	23d	1	1.23mi
1120 Old Dutch Mill Rd Colorado Springs, CO	2.0	2.0	875	$1,014	$1.16	3d	1	1.23mi
1134 Westmoreland Rd Colorado Springs, CO	1.0–2.0	1.0	675	$1,050	$1.56	3d	2	1.26mi
1170 Westmoreland Rd Colorado Springs, CO	2.0	1.0	900	$1,250	$1.39	23d	1	1.29mi
260 Rim View Dr Colorado Springs, CO	1.0–2.0	1.0–2.0	877	$1,726	$1.97	2d	12	1.31mi
1318 Holland Park Blvd Unit B Colorado Springs, CO	2.0	1.0	954	$1,300	$1.36	23d	1	1.41mi
3820 Meadow Ln Colorado Springs, CO	3.0	1.0	1198	$1,600	$1.34	14d	1	1.42mi
980 Holli Springs Ln Colorado Springs, CO	2.0	1.0	900	$1,150	$1.28	23d	1	1.42mi
3405 Sinton Rd #105 Colorado Springs, CO	3.0	2.0	1152	$1,875	$1.63	3d	1	1.47mi
4015 Stonedike Dr Unit B Colorado Springs, CO	2.0	1.0	964	$1,399	$1.45	3d	1	1.49mi
4053 Flash Pt Colorado Springs, CO	3.0	2.5	1499	$2,195	$1.46	23d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $39,000 Active 275 DOM
2. 2026-06-17
   days on market $39,000 Active 274 DOM
3. 2026-06-16
   days on market $39,000 Active 273 DOM
4. 2026-06-15
   days on market $39,000 Active 272 DOM
5. 2026-06-14
   days on market $39,000 Active 270 DOM
6. 2026-06-10
   days on market $39,000 Active 267 DOM
7. 2026-06-09
   days on market $39,000 Active 266 DOM
8. 2026-06-08
   days on market $39,000 Active 265 DOM
9. 2026-06-07
   days on market $39,000 Active 264 DOM
10. 2026-06-05
    days on market $39,000 Active 261 DOM
11. 2026-06-03
    days on market $39,000 Active 260 DOM
12. 2026-06-03
    days on market $39,000 Active 259 DOM
13. 2026-06-01
    days on market $39,000 Active 258 DOM
14. 2026-05-31
    days on market $39,000 Active 257 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,237
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$1,135
• Taxable income: $11,220
• Est. tax owed @ 24.0%: −$2,693
• After-tax cash flow: $8,480/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.

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): 50,005
• Household income: $87,685
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1595.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Two or more races 12% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Slovak 3% Portuguese 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1% Korean 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: ▼ -334.78%
• Current HPI: 259.6226
• Rent YoY: ▼ -0.64%
• 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