4555 Meadowland Blvd · Colorado Springs, CO 80918

$264,000

3 bd · 2.0 ba · 1,565 sqft · SingleFamily public records · 6 Days on market

Built 1973 7,900 sqft lot Est $379k · 30% under

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

A rare opportunity to be BOLD! This ranch-style home has great bones and endless potential for the right buyer with vision. Situated on a generous lot with views of Pikes Peak, the possibilities are limited only by your imagination. Whether you’re an investor, flipper, or homeowner looking to build equity, this property is your chance to create something special. Be prepared to renovate inside & out to transform this diamond in the rough into a stunning, modern home. Update the kitchen, reimagine the bathrooms, refresh the living spaces, and unlock the value waiting inside. The upside potential is hard to ignore. This is a wholesale-priced property being sold as-is, with utiliti

Key facts

• Generous lot
• Ranch style home
• Views of pikes peak

Tags

• RANCH STYLE HOME
• VIEWS OF PIKES PEAK
• GENEROUS LOT

Property features AI

Finance

• Financial info: Cash terms
• HOA & community: No HOA covenants; No association fee; Community has a playground area

Exterior

• Parking: Attached oversized garage with 1 garage space and 0 remotes
• Utilities: Water from an association/district; Other utilities: see property description
• Home design: Single-family home; Existing home; Framed on lot
• Construction: Brick and wood siding; Composite shingle roof; Full basement (67% finished)
• Exterior features: Rear fence; Concrete driveway; Level lot with mountain and Pikes Peak views; Trees/woods on the lot; Near schools

Interior

• Bedrooms: Primary bedroom located in the basement
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: No central heating; No central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (17.2% below list).
• Recommended offer: $219k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: Keller Elementary School (math 15% / reading 37%, grade F, #581 of 966 statewide, top 61%, 393 students, 55% FRL); Russell Middle School (math 19% / reading 32%, grade F, #164 of 270 statewide, top 61%, 509 students, 59% FRL); Doherty High School (math 26% / reading 49%, grade F, #192 of 381 statewide, top 51%, 1,832 students, 44% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents soft (-0.6%/yr); 262 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $61k; list at $264k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $218,576 (17.2% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $378,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 Vaquero Cir	0.09mi	3/2.0	1,571 (+0%)	2mo	$400,000	$255	94
4815 Del Sol Rd	0.16mi	4/2.0 (+1)	1,597 (+2%)	3mo	$388,000	$243	81
4806 Sprucewood Dr	0.29mi	3/2.5	1,614 (+3%)	2mo	$390,000	$242	77
4503 La Cresta Dr	0.37mi	3/2.0	1,490 (-5%)	3mo	$314,000	$211	72
4539 Bella Dr	0.27mi	2/2.0 (-1)	1,490 (-5%)	3mo	$360,000	$242	72
4627 Sprucewood Dr	0.20mi	3/2.0	1,750 (+12%)	2mo	$337,000	$193	69
4622 Sprucewood Dr	0.22mi	4/2.0 (+1)	1,452 (-7%)	4mo	$367,000	$253	69
3710 Mesa Grande Dr	0.36mi	3/2.0	1,425 (-9%)	4mo	$391,000	$274	65
3938 Encino St	0.35mi	4/2.0 (+1)	1,681 (+7%)	2mo	$335,000	$199	64
4906 S Hackamore Dr	0.29mi	4/2.0 (+1)	1,724 (+10%)	4mo	$437,400	$254	61
3442 Westwood Blvd	0.60mi	4/2.0 (+1)	1,742 (+11%)	3mo	$369,600	$212	46
5165 Crestwood Dr	0.61mi	4/2.0 (+1)	1,788 (+14%)	3mo	$382,000	$214	40

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: -16.3%
• Equity multiple: 0.44×
• Total profit: $-41,608
• Equity at exit: $39,363

10-year hold

• IRR: -13.7%
• Equity multiple: 0.30×
• Total profit: $-51,510
• Equity at exit: $22,826

Cash invested: $73,920 (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: 262
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$1,384
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $121

Break-even live

Break-even rent $2,033

Max offer price $264,000

Occupancy floor 89%

Sensitivity live

Price	-10% $270	-5% $195	+0% $121	+5% $46	+10% $-29
Rent	-10% $-52	-5% $34	+0% $121	+5% $207	+10% $293
Rate	-1.0pp $254	-0.5pp $188	base $121	+0.5pp $52	+1.0pp $-17

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5219 Alta Loma Rd Colorado Springs, CO	3.0	3.0	1800	$2,375	$1.32	16d	1	0.46mi
4899 Sonata Dr Colorado Springs, CO	3.0	2.0	1350	$2,650	$1.96	5d	1	0.50mi
4227 Date St Colorado Springs, CO	3.0	2.5	1565	$2,300	$1.47	5d	1	0.71mi
4247 Rosalie St Colorado Springs, CO	3.0	2.5	1555	$2,150	$1.38	25d	1	0.76mi
4727 Barnes Rd Colorado Springs, CO	3.0	2.0	1228	$1,995	$1.62	5d	1	0.98mi
5609 Little Nell Ct Colorado Springs, CO	3.0	3.0	1678	$2,150	$1.28	5d	1	1.04mi
5910 Vista Ridge Pt Colorado Springs, CO	1.0–2.0	1.0–2.0	954	$1,880	$1.97	5d	10	1.06mi
2930 Cortina Dr Colorado Springs, CO	3.0	3.0	1685	$2,600	$1.54	25d	1	1.11mi
2930 Cortina Dr Colorado Springs, CO	3.0	3.0	1685	$2,500	$1.48	16d	1	1.11mi
5324 Sky Top Ln Colorado Springs, CO	3.0	2.5	1848	$2,600	$1.41	5d	1	1.16mi
4848 Iron Horse Villas Pt Colorado Springs, CO	3.0	2.5	1372	$1,960	$1.43	5d	1	1.16mi
4660 Farmingdale Dr Colorado Springs, CO	3.0	2.5	2237	$2,795	$1.25	16d	1	1.19mi
4326 Susie Vw Colorado Springs, CO	3.0	2.5	1825	$2,195	$1.20	5d	1	1.21mi
4715 Paramount Pl Colorado Springs, CO	2.0	2.0	2149	$1,850	$0.86	5d	1	1.24mi
5509 Fiesta Ln Unit 5509 Colorado Springs, CO	3.0	2.0	1800	$1,925	$1.07	25d	1	1.26mi
4882 S Old Brook Cir Colorado Springs, CO	4.0	2.5	2130	$2,395	$1.12	25d	1	1.28mi
5448 Fiesta Ln Colorado Springs, CO	2.0	1.5	1350	$1,895	$1.40	16d	1	1.29mi
2460 Hamlet Ln Unit D Colorado Springs, CO	3.0	3.0	1704	$2,150	$1.26	25d	1	1.29mi
4875 Garden Trl Colorado Springs, CO	2.0	1.0	1428	$1,950	$1.37	25d	1	1.33mi
3504 Van Teylingen Dr Colorado Springs, CO	2.0	2.0	1065	$1,550	$1.46	16d	8	1.35mi
4150 Sod House Trl Colorado Springs, CO	4.0	2.0	1852	$2,372	$1.28	16d	1	1.38mi
3525 Cedarlawn Dr Colorado Springs, CO	4.0	2.0	1754	$2,095	$1.19	25d	1	1.39mi
3310 Knoll Ln Colorado Springs, CO	1.0–3.0	1.0–2.0	1110	$2,262	$2.04	5d	13	1.41mi
2750 Vickers Dr Colorado Springs, CO	2.0–3.0	2.0	967	$1,650	$1.71	5d	11	1.43mi
4801 Pacer Ln Colorado Springs, CO	3.0	2.0	1130	$2,116	$1.87	5d	3	1.44mi
2530 Paragon Dr Colorado Springs, CO	2.0	1.0–2.0	752	$1,630	$2.17	5d	7	1.48mi

Listing history 5 events

1. 2026-06-22
   statusdays on market $264,000 Pending 6 DOM
2. 2026-06-18
   days on market $264,000 Active 3 DOM
3. 2026-06-17
   days on market $264,000 Active 2 DOM
4. 2026-06-15
   remarks 689-char remark
5. 2026-06-15
   listed $264,000 Active 1 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: $1,341 · $112/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$111/yr (+$9/mo · 8.3%)

ⓘ 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 ≥87°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: $26,229
• − Mortgage interest: −$14,788
• − Property taxes: −$1,341
• − Insurance: −$1,320
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$7,680
• Taxable loss: −$3,097
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $2,190/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

Price history

+521.2% since first listed

5 events — show timeline

• 2026-06-15 Listed $264,000 elevateMLS
• 1988-04-01 Sold (Public Records) $61,000 Public Records
• 1982-08-01 Sold (Public Records) $59,900 Public Records
• 1979-07-01 Sold (Public Records) $47,500 Public Records
• 1978-11-01 Sold (Public Records) $42,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,341 · +6.6% YoY. Source: county tax records.