8728 Eckberg Hts · Colorado Springs, CO 80924

$309,000

2 bd · 3.0 ba · 1,353 sqft · Townhouse public records · 163 Days on market

Built 2005 1,650 sqft lot $228/sqft · 13% below area Est $353k · 13% under $417/mo HOA · 19% 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 +13.1/15.0
• Cash flow +6.0/30.0
• Schools +5.1/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +2.1/10.0
• DSCR +0.3/10.0

Listing remarks MLS

This pristine townhome nestled in the esteemed Wolf Ranch community and within the coveted D20 school district is ready to go and looking for new owners! New wood laminate waterproof flooring on the main level and fresh interior paint gives this townhome a new home feel. It features a charming covered front porch, beautiful well-maintained landscaping to create an inviting entrance. Inside, you will find an abundance of natural light, an open concept living space along with stainless-steel appliances. New A/C installed in 2024. Upstairs are two spacious master bedrooms with their own adjacent baths. The main primary master bedroom features a vaulted ceiling, a walk-in closet and double vanity sinks in the bathroom. A spacious laundry room with a washer and dryer is also conveniently located upstairs. This townhome also features a fully insulated two car-attached garage offering ample storage and parking and direct access to the kitchen for added convenience. The exteriors of the units have been recently painted, as has the roof been replaced, providing peace of mind with your new home. Enjoy quick access to the Cottonwood Creek Trail, which connects you to the Pike Peak Greenway, New Santa Fe Regional Trail, and Fountain Creek Regional Trail, offering over 50 miles of dedicated biking and walking paths! The neighborhood also hosts numerous HOA events and concerts throughout the year.

Key facts

• Covered front porch
• Vaulted ceiling
• Natural light

Tags

• COVERED FRONT PORCH
• WELL-MAINTAINED LANDSCAPING
• NATURAL LIGHT
• OPEN CONCEPT LIVING SPACE
• STAINLESS-STEEL APPLIANCES
• VAULTED CEILING

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $309k.

Deal economics

• At list price, monthly cash flow is $-594 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (29.3% below list).
• Recommended offer: $204k (33.9% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.3% 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.
• 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.
• Market conditions: Rents soft (-0.8%/yr); 403 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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 163 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $204,145 (33.9% 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 163 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.23%
• DSCR: 0.63
• GRM: 11.8

CMA / ARV

• ARV (median comp): $353,366
• List price: $309,000
• Delta: -12.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5410 Seal Aly	0.05mi	2/3.0	1,353 (0%)	13mo	$353,000	$261	87
5420 Seal Aly	0.04mi	2/2.0	1,392 (+3%)	4mo	$354,100	$254	86
8688 Eckberg Hts	0.04mi	3/3.0 (+1)	1,436 (+6%)	2mo	$335,000	$233	81
5030 Mountain Vista Hts	0.24mi	3/3.0 (+1)	1,307 (-3%)	1mo	$360,000	$275	77
5281 Mountain Vista Hts	0.18mi	3/2.5 (+1)	1,363 (+1%)	9mo	$365,000	$268	76
8765 Laurel Mountain Vw	0.24mi	3/3.0 (+1)	1,363 (+1%)	9mo	$385,000	$282	75
8666 Ethan Aly	0.06mi	3/3.0 (+1)	1,436 (+6%)	10mo	$350,000	$244	74
8711 Laurel Mountain Vw	0.19mi	3/2.5 (+1)	1,488 (+10%)	1mo	$370,000	$249	67
5060 Mountain Vista Hts	0.25mi	3/2.5 (+1)	1,488 (+10%)	7mo	$365,500	$246	59
5062 Baseline Vw	0.63mi	3/3.0 (+1)	1,539 (+14%)	6mo	$397,000	$258	37
5049 Construct Pt	0.63mi	3/2.5 (+1)	1,539 (+14%)	6mo	$410,000	$266	36
5064 Construct Pt	0.62mi	3/2.5 (+1)	1,539 (+14%)	7mo	$425,000	$276	36

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

Projected returns pro-forma

-1.81% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.09×
• Total profit: $-78,440
• Equity at exit: $62,768

10-year hold

• IRR: -23.1%
• Equity multiple: -0.47×
• Total profit: $-127,002
• Equity at exit: $56,292

Cash invested: $86,520 (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 80924

• Home prices YoY: -1.0%
• Rents YoY: -0.8%
• Active inventory: 403
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$129
• HOA: −$417
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-594

Break-even live

Break-even rent $2,937

Max offer price $204,145

Occupancy floor —

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5493 Cross Creek Dr Unit 5493 Colorado Springs, CO	3.0	2.5	1440	$2,250	$1.56	11d	1	0.04mi
5331 Mountain Vista Hts Colorado Springs, CO	3.0	2.5	1400	$2,399	$1.71	23d	1	0.16mi
5361 Mountain Vista Hts Colorado Springs, CO	3.0	3.0	1307	$2,500	$1.91	21d	1	0.17mi
5231 Mountain Vista Hts Colorado Springs, CO	3.0	2.5	1404	$2,290	$1.63	11d	1	0.19mi
8719 Shady Ridge Grv Colorado Springs, CO	3.0	2.5	1488	$2,225	$1.50	2d	1	0.19mi
8883 White Prairie Vw Colorado Springs, CO	3.0	2.5	1488	$2,195	$1.48	21d	1	0.33mi
4952 Construct Pt Colorado Springs, CO	3.0	2.5	1539	$2,300	$1.49	3d	1	0.66mi
9246 Grand Cordera Pkwy Colorado Springs, CO	1.0–3.0	1.0–2.0	1048	$1,982	$1.89	2d	20	0.85mi
7704 Rustic Trail Loop Colorado Springs, CO	3.0–4.0	2.5	1515	$2,501	$1.65	2d	88	0.88mi
7761 Bear Run Pt Colorado Springs, CO	1.0–3.0	1.0–2.0	1131	$1,902	$1.68	2d	37	1.17mi
4986 Amarosa Hts Colorado Springs, CO	1.0–2.0	1.0–2.0	1141	$2,320	$2.03	3d	10	1.22mi
5683 Skywarrior Hts Colorado Springs, CO	1.0–3.0	1.0–2.0	1014	$2,042	$2.01	2d	13	1.25mi
7907 Antelope Valley Pt Unit 7901 Colorado Springs, CO	3.0	2.5	1500	$1,795	$1.20	23d	1	1.26mi
5520 Woodmen Ridge Vw Colorado Springs, CO	1.0–3.0	1.0–2.0	1062	$1,862	$1.75	3d	25	1.31mi
5119 Chaise Dr Colorado Springs, CO	3.0	2.5	1234	$2,439	$1.98	3d	1	1.46mi
8670 Boxelder Dr Colorado Springs, CO	3.0	3.0	1827	$2,500	$1.37	23d	1	1.47mi

HOA detail

• Monthly dues: $417 · $5,004/yr
• Likely covers: waterlandscaping

Listing history 22 events

1. 2026-06-18
   days on market $309,000 Active 163 DOM
2. 2026-06-17
   days on market $309,000 Active 162 DOM
3. 2026-06-16
   days on market $309,000 Active 161 DOM
4. 2026-06-15
   days on market $309,000 Active 160 DOM
5. 2026-06-14
   days on market $309,000 Active 158 DOM
6. 2026-06-13
   days on market $309,000 Active 157 DOM
7. 2026-06-10
   days on market $309,000 Active 155 DOM
8. 2026-06-09
   days on market $309,000 Active 154 DOM
9. 2026-06-08
   days on market $309,000 Active 153 DOM
10. 2026-06-07
    days on market $309,000 Active 152 DOM
11. 2026-06-05
    days on market $309,000 Active 149 DOM
12. 2026-06-03
    days on market $309,000 Active 148 DOM
13. 2026-06-03
    days on market $309,000 Active 147 DOM
14. 2026-06-01
    days on market $309,000 Active 146 DOM
15. 2026-05-31
    days on market $309,000 Active 145 DOM
16. 2026-05-15
    price $309,000 1406-char remark

    Show marketing remark (1406 chars)

    This pristine townhome nestled in the esteemed Wolf Ranch community and within the coveted D20 school district is ready to go and looking for new owners! New wood laminate waterproof flooring on the main level and fresh interior paint gives this townhome a new home feel. It features a charming covered front porch, beautiful well-maintained landscaping to create an inviting entrance. Inside, you will find an abundance of natural light, an open concept living space along with stainless-steel appliances. New A/C installed in 2024. Upstairs are two spacious master bedrooms with their own adjacent baths. The main primary master bedroom features a vaulted ceiling, a walk-in closet and double vanity sinks in the bathroom. A spacious laundry room with a washer and dryer is also conveniently located upstairs. This townhome also features a fully insulated two car-attached garage offering ample storage and parking and direct access to the kitchen for added convenience. The exteriors of the units have been recently painted, as has the roof been replaced, providing peace of mind with your new home. Enjoy quick access to the Cottonwood Creek Trail, which connects you to the Pike Peak Greenway, New Santa Fe Regional Trail, and Fountain Creek Regional Trail, offering over 50 miles of dedicated biking and walking paths! The neighborhood also hosts numerous HOA events and concerts throughout the year.

17. 2026-04-07
    price $319,000 1406-char remark

    Show marketing remark (1406 chars)

    This pristine townhome nestled in the esteemed Wolf Ranch community and within the coveted D20 school district is ready to go and looking for new owners! New wood laminate waterproof flooring on the main level and fresh interior paint gives this townhome a new home feel. It features a charming covered front porch, beautiful well-maintained landscaping to create an inviting entrance. Inside, you will find an abundance of natural light, an open concept living space along with stainless-steel appliances. New A/C installed in 2024. Upstairs are two spacious master bedrooms with their own adjacent baths. The main primary master bedroom features a vaulted ceiling, a walk-in closet and double vanity sinks in the bathroom. A spacious laundry room with a washer and dryer is also conveniently located upstairs. This townhome also features a fully insulated two car-attached garage offering ample storage and parking and direct access to the kitchen for added convenience. The exteriors of the units have been recently painted, as has the roof been replaced, providing peace of mind with your new home. Enjoy quick access to the Cottonwood Creek Trail, which connects you to the Pike Peak Greenway, New Santa Fe Regional Trail, and Fountain Creek Regional Trail, offering over 50 miles of dedicated biking and walking paths! The neighborhood also hosts numerous HOA events and concerts throughout the year.

18. 2026-03-04
    price $325,000 1406-char remark

    Show marketing remark (1406 chars)

    This pristine townhome nestled in the esteemed Wolf Ranch community and within the coveted D20 school district is ready to go and looking for new owners! New wood laminate waterproof flooring on the main level and fresh interior paint gives this townhome a new home feel. It features a charming covered front porch, beautiful well-maintained landscaping to create an inviting entrance. Inside, you will find an abundance of natural light, an open concept living space along with stainless-steel appliances. New A/C installed in 2024. Upstairs are two spacious master bedrooms with their own adjacent baths. The main primary master bedroom features a vaulted ceiling, a walk-in closet and double vanity sinks in the bathroom. A spacious laundry room with a washer and dryer is also conveniently located upstairs. This townhome also features a fully insulated two car-attached garage offering ample storage and parking and direct access to the kitchen for added convenience. The exteriors of the units have been recently painted, as has the roof been replaced, providing peace of mind with your new home. Enjoy quick access to the Cottonwood Creek Trail, which connects you to the Pike Peak Greenway, New Santa Fe Regional Trail, and Fountain Creek Regional Trail, offering over 50 miles of dedicated biking and walking paths! The neighborhood also hosts numerous HOA events and concerts throughout the year.

19. 2026-01-06
    listed $335,000 Active 1406-char remark

    Show marketing remark (1406 chars)

    This pristine townhome nestled in the esteemed Wolf Ranch community and within the coveted D20 school district is ready to go and looking for new owners! New wood laminate waterproof flooring on the main level and fresh interior paint gives this townhome a new home feel. It features a charming covered front porch, beautiful well-maintained landscaping to create an inviting entrance. Inside, you will find an abundance of natural light, an open concept living space along with stainless-steel appliances. New A/C installed in 2024. Upstairs are two spacious master bedrooms with their own adjacent baths. The main primary master bedroom features a vaulted ceiling, a walk-in closet and double vanity sinks in the bathroom. A spacious laundry room with a washer and dryer is also conveniently located upstairs. This townhome also features a fully insulated two car-attached garage offering ample storage and parking and direct access to the kitchen for added convenience. The exteriors of the units have been recently painted, as has the roof been replaced, providing peace of mind with your new home. Enjoy quick access to the Cottonwood Creek Trail, which connects you to the Pike Peak Greenway, New Santa Fe Regional Trail, and Fountain Creek Regional Trail, offering over 50 miles of dedicated biking and walking paths! The neighborhood also hosts numerous HOA events and concerts throughout the year.

20. 2025-10-09
    price $339,500
21. 2005-07-15
    soldstatus $503,700
22. 2004-11-04
    soldstatus $2,146,300

ⓘ 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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,223
• − Mortgage interest: −$17,309
• − Property taxes: −$1,845
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − HOA: −$5,004
• − Depreciation: −$8,989
• Taxable loss: −$12,664
• Est. tax savings @ 24.0%: +$3,039
• After-tax cash flow: $-4,083/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: 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

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): 19,619
• Household income: $139,447
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 464.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Slovak 3% Romanian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 3% German/W. Germanic 2%

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: ▼ -1.81%
• Current HPI: 180.049
• Rent YoY: ▼ -0.85%
• 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

-85.6% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $309,000 elevateMLS
• 2026-04-07 Price Changed $319,000 elevateMLS
• 2026-03-04 Price Changed $325,000 elevateMLS
• 2026-01-06 Listed $335,000 elevateMLS
• 2025-10-09 Price Changed $339,500 elevateMLS
• 2005-07-15 Sold (Public Records) $503,700 Public Records
• 2004-11-04 Sold (Public Records) $2,146,300 Public Records

Property tax history

+2.4%/yr

Latest (2024): $1,845 · +3.4% YoY. Source: county tax records.