85 Sunflower Rd #231 · Colorado Springs, CO 80907

$80,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 87 Days on market

Manufactured home Built 2026 Excellent condition $67/sqft · at area comps Est $83k · at est.

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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 +8.7/15.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.1

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as community events, a basketball court, and a picnic area / pavilion / grill. 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

• Picnic area
• Basketball court
• Modern bathroom

Tags

• PREMIUM ENTRY DOORS
• MODERN BATHROOM
• NEW BRAND NAME APPLIANCES
• BASKETBALL COURT
• PICNIC AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $81k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $76k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.4% 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.
• Zoned schools: Jackson Elementary School (math 15% / reading 27%, grade F, #673 of 966 statewide, top 71%, 342 students, 82% FRL); North Middle School (math 21% / reading 42%, grade F, #121 of 270 statewide, top 46%, 590 students, 63% FRL); Coronado High School (math 32% / reading 58%, grade D-, #139 of 381 statewide, top 36%, 1,305 students, 45% FRL).
• Market conditions: Rents flat; 353 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $559 of loan paydown is wiped out by about $2k 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 + 0.1% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($76k) 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 $76,046 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.60% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.57%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $83,100
• List price: $80,900
• Delta: -2.65%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3405 Sinton Rd #113	0.34mi	3/2.0	1,152 (-5%)	4mo	$85,000	$74	72
3405 Sinton Rd	0.34mi	3/2.0	1,152 (-5%)	6mo	$99,500	$86	70
3750 N Cascade Ave	0.32mi	3/2.0	1,000 (-18%)	5mo	$34,500	$35	56
3405 Sinton Rd #197	0.34mi	3/2.0	1,456 (+20%)	21mo	$57,000	$39	41
3100 Wood Ave	0.49mi	3/1.0	980 (-19%)	13mo	$90,000	$92	37

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 · 0.11% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.56×
• Total profit: $12,792
• Equity at exit: $12,062

10-year hold

• IRR: 21.1%
• Equity multiple: 2.55×
• Total profit: $35,085
• Equity at exit: $6,995

Cash invested: $22,652 (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: 18 active · 1 under contract
• Months of supply: 54.0 mo (2%/mo absorbed)
• Median asking: $84,000 ($68/sqft)
• Median days on market: 89 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +1.1% vs current asking $/sqft

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

ZIP-level market 80907

• Rents YoY: 0.1%
• Active inventory: 353
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$424
• Tax est. 1.5%: −$101 /mo · $1,214/yr
• Insurance: −$34
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $464

Break-even live

Break-even rent $708

Max offer price $80,900

Occupancy floor 59%

Sensitivity live

Price	-10% $520	-5% $492	+0% $464	+5% $436	+10% $408
Rent	-10% $362	-5% $413	+0% $464	+5% $515	+10% $566
Rate	-1.0pp $505	-0.5pp $484	base $464	+0.5pp $443	+1.0pp $422

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: $20,225
• Closing costs: $2,427
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Sunflower Rd Unit B Colorado Springs, CO	2.0	1.0	750	$1,150	$1.53	10d	1	0.19mi
44 Sunflower Rd Apt A Colorado Springs, CO	2.0	1.0	750	$1,150	$1.53	37d	1	0.19mi
44 Sunflower Rd Unit B Colorado Springs, CO	2.0	1.0	750	$1,150	$1.53	19d	1	0.19mi
3405 Sinton Rd #157 Colorado Springs, CO	3.0	2.0	1056	$1,764	$1.67	10d	1	0.32mi
3405 Sinton Rd #105 Colorado Springs, CO	3.0	2.0	1152	$1,795	$1.56	133d	1	0.32mi
3850 Schafer Hts Colorado Springs, CO	2.0	1.0–2.0	837	$1,540	$1.84	0d	5	0.38mi
3125 Sinton Rd Colorado Springs, CO	2.0	1.0	660	$1,303	$1.97	2d	16	0.47mi
3210 N Chestnut St Colorado Springs, CO	3.0	1.0	642	$1,499	$2.33	7d	9	0.56mi
2921 Beacon St Colorado Springs, CO	2.0	1.0	944	$1,450	$1.54	49d	1	0.60mi
2921 Beacon St Colorado Springs, CO	2.0	1.0	944	$1,450	$1.54	10d	1	0.60mi
3644 Glenna Pl Colorado Springs, CO	3.0	3.0	1490	$2,400	$1.61	10d	1	0.63mi
3644 Glenna Pl Colorado Springs, CO	3.0	2.5	1490	$2,450	$1.64	51d	1	0.63mi
3638 Glenna Pl Colorado Springs, CO	3.0	3.0	1476	$2,350	$1.59	10d	1	0.63mi
3638 Glenna Pl Colorado Springs, CO	3.0	2.5	1476	$2,400	$1.63	51d	1	0.63mi
2901 Beacon St Colorado Springs, CO	3.0	1.0	1159	$1,975	$1.70	6d	1	0.65mi
2901 Beacon St Unit 1 Colorado Springs, CO	3.0	1.0	1159	$1,975	$1.70	51d	1	0.65mi
4311 N Chestnut St Apt 1 Colorado Springs, CO	2.0	1.0	850	$925	$1.09	164d	1	0.65mi
2911 Concord St Unit F Colorado Springs, CO	2.0	1.0	800	$1,100	$1.38	0d	1	0.65mi
2825 Beacon St Colorado Springs, CO	2.0	1.0	800	$1,195	$1.49	123d	1	0.69mi
2822 N Cascade Ave Unit 2824 Colorado Springs, CO	2.0	2.0	1032	$1,995	$1.93	155d	1	0.74mi
407 W Polk St Colorado Springs, CO	2.0	1.0	800	$1,300	$1.62	22d	1	0.75mi
2922 Straus Ln Colorado Springs, CO	2.0	1.0	750	$1,125	$1.50	10d	1	0.84mi
2913 Straus Ln Colorado Springs, CO	2.0	1.0	900	$1,175	$1.31	21d	1	0.84mi
2920 Straus Ln Apt A Colorado Springs, CO	2.0	1.0	750	$1,050	$1.40	10d	1	0.85mi
316 W Harrison St Colorado Springs, CO	2.0	1.0	760	$1,447	$1.90	118d	1	0.88mi
316 W Harrison St Colorado Springs, CO	2.0	1.0	760	$1,239	$1.63	51d	1	0.88mi
2613 Concord St Apt 104 Colorado Springs, CO	2.0	1.0	725	$1,149	$1.58	144d	1	0.89mi
2906 Straus Ln Apt D Colorado Springs, CO	2.0	1.0	750	$1,080	$1.44	10d	1	0.89mi
2906 Straus Ln Apt D Colorado Springs, CO	2.0	1.0	750	$1,080	$1.44	17d	1	0.89mi
6715 N Century St Colorado Springs, CO	1.0–3.0	1.0–2.0	1043	$2,572	$2.47	1d	30	0.90mi
325 Cragmor Rd Colorado Springs, CO	1.0–2.0	1.0	725	$839	$1.16	107d	3	0.92mi
325 Cragmor Rd Colorado Springs, CO	2.0	1.0	537	$839	$1.56	108d	4	0.92mi
1300 W Fillmore St Colorado Springs, CO	1.0–3.0	1.0–2.0	1058	$2,495	$2.36	5d	29	0.93mi
1300 W Fillmore St Colorado Springs, CO	1.0–3.0	1.0–2.0	1058	$2,495	$2.36	0d	22	0.93mi
2602 N Cascade Ave Unit 2525-101 Colorado Springs, CO	3.0	1.5	961	$1,850	$1.93	10d	1	0.94mi
4012 Muse Way Colorado Springs, CO	2.0	1.5	1124	$1,445	$1.29	118d	1	0.94mi
4032 Muse Way Colorado Springs, CO	2.0	1.5	1121	$1,550	$1.38	24d	1	0.95mi
4032 Muse Way Colorado Springs, CO	2.0	1.5	1121	$1,550	$1.38	0d	1	0.95mi
4033 Muse Way Colorado Springs, CO	2.0	1.5	1121	$1,500	$1.34	164d	1	0.96mi
2628 Green Ridge Dr Colorado Springs, CO	3.0	2.0	1498	$2,300	$1.54	10d	1	0.97mi

Property features AI

Finance

• Other: Living area approximately 1,216 (as reported)
• Financial info: List price $80,400

Exterior

• Utilities: Natural gasCentral air
• Home design: Spec homePlan 92135

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: 2 total bathrooms

Listing history 15 events

1. 2026-06-22
   days on market $80,900 Active 87 DOM
2. 2026-06-18
   days on market $80,900 Active 84 DOM
3. 2026-06-17
   days on market $80,900 Active 83 DOM
4. 2026-06-16
   days on market $80,900 Active 82 DOM
5. 2026-06-15
   days on market $80,900 Active 81 DOM
6. 2026-06-14
   days on market $80,900 Active 79 DOM
7. 2026-06-10
   days on market $80,900 Active 76 DOM
8. 2026-06-09
   days on market $80,900 Active 75 DOM
9. 2026-06-08
   days on market $80,900 Active 74 DOM
10. 2026-06-07
    days on market $80,900 Active 73 DOM
11. 2026-06-05
    days on market $80,900 Active 70 DOM
12. 2026-06-03
    days on market $80,900 Active 69 DOM
13. 2026-06-03
    days on market $80,900 Active 68 DOM
14. 2026-06-01
    pricedays on market $80,900 Active 67 DOM
15. 2026-05-31
    days on market $80,400 Active 66 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 20 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: $15,538
• − Mortgage interest: −$4,532
• − Property taxes: −$1,214
• − Insurance: −$404
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,353
• Taxable income: $4,549
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $4,474/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 · 13 photos

Excellent 100/100 None rehab

This brand new 3-bedroom, 2-bathroom home is move-in ready with excellent condition and no visible repairs needed. It offers a modern kitchen, bathrooms, and exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and attract more potential buyers and renters. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Jackson Elementary School F CO #673/966 Nat'l #33,016/41,679 Middle North Middle School F CO #121/270 Nat'l #8,497/14,009 High Coronado High School D- CO #139/381 Nat'l #6,809/17,239

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

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): 27,815
• Household income: $74,402
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 11% 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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 10% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 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: ▼ -544.07%
• Current HPI: 276.2139
• Rent YoY: ▲ 0.11%
• 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

Property features AI

Finance

• Other: Living area approximately 1,216 (as reported)
• Financial info: List price $80,400

Exterior

• Utilities: Natural gasCentral air
• Home design: Spec homePlan 92135

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: 2 total bathrooms