1469 Nokomis Dr · Cimarron Hills, CO 80915

$190,000

2 bd · 2.0 ba · 1,005 sqft · Townhouse public records · 11 Days on market

Built 1981 2,008 sqft lot Est $215k · 12% under

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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 +16.0/30.0
• ARV discount +12.7/15.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special or sweat equity dream- and best of all, NO HOA! No monthly dues, no restrictions, just freedom to make it your own. This 2-story townhouse-style home in Colorado Springs offers solid bones and a great layout. The main level features a spacious living room with a white-painted brick wood-burning fireplace, a dining area with a ceiling fan and sliding glass door to the back patio, and a functional kitchen with white cabinetry, dark countertops, and stainless-steel appliances. Upstairs you'll find multiple bedrooms with ceiling fans and closets, including a primary suite with an attached bath. A stacked LG washer/dryer is conveniently located on the main level. The property al

Key facts

• Functional kitchen
• Storage shed
• Metal carport

Tags

• FUNCTIONAL KITCHEN
• STAINLESS STEEL APPLIANCES
• STACKED LG WASHER DRYER
• METAL CARPORT
• STORAGE SHED
• GORGEOUS MOUNTAIN VIEWS

Property features AI

Finance

• Financial info: Financing available: Cash or Conventional
• HOA & community: No HOA; No association fee

Exterior

• Parking: Carport; Gravel driveway
• Utilities: Municipal water; Electricity
• Home design: Townhouse; End unit; Existing home
• Construction: Wood frame structure; Stucco siding; Composite shingle roof; Crawl space foundation
• Exterior features: Front fence; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range/oven (gas/electric); Refrigerator
• Bedrooms: End unit townhouse (unit level noted in property info)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Carpet floors; Wood-burning fireplace; Ceiling fan(s); Forced air heating
• Laundry & utility: Washer and dryer located on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $95 ($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 $157k (17.5% below list).
• Recommended offer: $157k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.9% in Cimarron Hills — 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 68/100 on livability (#111 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, employment A-; Watch: crime F, amenities F, commute 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: Mcauliffe Elementary (math 15% / reading 32%, grade F, #634 of 966 statewide, top 67%, 519 students, 52% FRL); Jack Swigert Aerospace Academy (math 5% / reading 17%, grade F, #242 of 270 statewide, top 90%, 479 students, 80% FRL); Mitchell High School (math 2% / reading 22%, grade F, #352 of 381 statewide, top 94%, 886 students, 72% FRL) — zoned schools average 68% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 28% district-wide (-13 pts) — the specific schools serving this property underperform the Colorado Springs School District No. 11 In The County Of E average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.6%/yr); 150 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $190k implies a 540% 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 $156,748 (17.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $215,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Soaring Eagle Dr	0.15mi	2/1.5	960 (-4%)	0mo	$190,000	$198	83
6633 Proud Eagle Ct	0.20mi	2/1.5	960 (-4%)	1mo	$202,000	$210	81
1229 Soaring Eagle Dr	0.19mi	2/1.5	960 (-4%)	2mo	$220,000	$229	80
1209 Soaring Eagle Dr	0.16mi	2/1.5	960 (-4%)	5mo	$190,000	$198	79
1224 Soaring Eagle Dr	0.20mi	2/1.5	960 (-4%)	4mo	$205,000	$214	78
1287 Soaring Eagle Dr	0.26mi	2/1.5	960 (-4%)	2mo	$190,000	$198	77
1234 Soaring Eagle Dr	0.22mi	2/1.5	960 (-4%)	4mo	$199,900	$208	76
1275 Soaring Eagle Dr	0.24mi	2/2.0	960 (-4%)	8mo	$216,000	$225	75
1347 Soaring Eagle Dr	0.30mi	2/2.0	960 (-4%)	7mo	$205,500	$214	73
6755 Pahokee Ct #C	0.42mi	2/1.5	960 (-4%)	2mo	$200,000	$208	69
1806 Myakka Way	0.36mi	2/1.5	960 (-4%)	10mo	$222,000	$231	65
1964 Mineola St #D	0.69mi	2/1.5	960 (-4%)	1mo	$235,000	$245	57

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-26,991
• Equity at exit: $28,330

10-year hold

• IRR: -7.8%
• Equity multiple: 0.53×
• Total profit: $-24,762
• Equity at exit: $16,428

Cash invested: $53,200 (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 80915

• Home prices YoY: -30.2%
• Rents YoY: 1.6%
• Active inventory: 150
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$996
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $95

Break-even live

Break-even rent $1,447

Max offer price $190,000

Occupancy floor 89%

Sensitivity live

Price	-10% $203	-5% $149	+0% $95	+5% $42	+10% $-12
Rent	-10% $-29	-5% $33	+0% $95	+5% $157	+10% $219
Rate	-1.0pp $191	-0.5pp $144	base $95	+0.5pp $46	+1.0pp $-4

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1466 Hathaway Dr Unit F Colorado Springs, CO	2.0	1.0	730	$1,115	$1.53	5d	1	0.04mi
6450 Chippewa Rd Unit 3 Colorado Springs, CO	3.0	1.0	850	$1,395	$1.64	5d	1	0.06mi
1268 Soaring Eagle Dr Colorado Springs, CO	2.0	2.0	896	$1,414	$1.58	25d	1	0.22mi
1303 Soaring Eagle Dr Colorado Springs, CO	2.0	1.5	960	$1,495	$1.56	25d	1	0.29mi
1329 Soaring Eagle Dr Colorado Springs, CO	2.0	2.0	960	$1,350	$1.41	23d	1	0.31mi
1180 Chiricahua Loop Colorado Springs, CO	2.0	1.0	750	$900	$1.20	25d	1	0.39mi
6765 Pahokee Ct Unit 1 Colorado Springs, CO	2.0	1.0	729	$1,395	$1.91	23d	1	0.46mi
6823 Western Pl Colorado Springs, CO	2.0	1.0	800	$1,500	$1.88	25d	1	0.47mi
6829 Western Pl Colorado Springs, CO	2.0	1.0	800	$1,500	$1.88	25d	1	0.47mi
1055 Chiricahua Loop Colorado Springs, CO	2.0	1.0	750	$889	$1.19	25d	1	0.48mi
1115 Chiricahua Loop Unit B Colorado Springs, CO	2.0	1.0	752	$1,095	$1.46	5d	1	0.48mi
6850 Western Pl Unit 1 Colorado Springs, CO	2.0	1.0	730	$914	$1.25	5d	1	0.48mi
1048 Western Dr Unit 4 Colorado Springs, CO	2.0	1.0	810	$1,000	$1.23	16d	1	0.50mi
6944 Palmer Park Blvd Colorado Springs, CO	3.0	2.5	1280	$1,950	$1.52	4d	1	0.58mi
1020 Solace Pond Vw Colorado Springs, CO	1.0–3.0	1.0–2.0	1158	$2,150	$1.86	4d	12	0.65mi
810 Western Dr Colorado Springs, CO	1.0–2.0	1.0–2.0	792	$1,492	$1.88	5d	8	0.69mi
1350 Cascade Creek Vw Colorado Springs, CO	1.0–3.0	1.0–2.0	1042	$1,818	$1.74	5d	24	0.83mi
6323 Montero Cir Colorado Springs, CO	1.0	1.0	1264	$1,700	$1.34	4d	1	0.84mi
7010 Crossbuck Pt Colorado Springs, CO	1.0–3.0	1.0–2.0	981	$2,126	$2.17	4d	17	0.90mi
6460 Mohican Dr Colorado Springs, CO	3.0	2.0	1040	$2,100	$2.02	4d	1	0.90mi
5560 Bowden Loop Unit D Lower Colorado Springs, CO	2.0	1.0	884	$995	$1.13	25d	1	1.01mi
5704 Ella VW Colorado Springs, CO	2.0	2.0	1052	$2,910	$2.77	25d	1	1.02mi
5704 Ella VW Colorado Springs, CO	1.0–3.0	1.0–3.0	1107	$2,302	$2.08	5d	177	1.02mi
897 Grissom Dr Colorado Springs, CO	2.0	2.5	1150	$2,400	$2.09	25d	1	1.03mi
5549 Bonita Village Rd Colorado Springs, CO	2.0	2.0	1128	$1,495	$1.33	5d	1	1.04mi
5530 Bowden Loop Colorado Springs, CO	2.0	1.0	887	$995	$1.12	5d	1	1.04mi
5704 Ella Vw Unit 1-328 Colorado Springs, CO	2.0	2.0	1052	$2,512	$2.39	23d	1	1.09mi
5704 Ella Vw Unit 1-428 Colorado Springs, CO	2.0	2.0	1052	$2,577	$2.45	23d	1	1.09mi
5704 Ella Vw Unit 1-426 Colorado Springs, CO	2.0	2.0	1052	$2,537	$2.41	23d	1	1.09mi
7230 Constitution Square Hts Colorado Springs, CO	1.0–3.0	1.0–2.0	992	$1,548	$1.56	4d	12	1.12mi
705 Grissom Dr Colorado Springs, CO	3.0	2.5	1360	$2,139	$1.57	25d	1	1.18mi
5550 Cernan Hts Colorado Springs, CO	1.0–3.0	1.0–2.0	892	$1,800	$2.02	5d	19	1.20mi
6376 Chantilly Pl Colorado Springs, CO	3.0	2.0	988	$1,900	$1.92	4d	1	1.21mi
2399 Washo Cir Colorado Springs, CO	2.0	1.5	960	$1,700	$1.77	4d	1	1.23mi
9520 Antora GRV Colorado Springs, CO	1.0–3.0	1.0–2.5	1017	$2,152	$2.12	5d	41	1.24mi
2434 Vanhoutte Vw Colorado Springs, CO	3.0	2.5	1438	$2,800	$1.95	4d	1	1.26mi
7333 Rosa Belle Hts Colorado Springs, CO	2.0	2.0	1302	$2,100	$1.61	23d	1	1.35mi
1123 Lehmberg Blvd Unit 1546114P Colorado Springs, CO	3.0	1.0	1367	$2,742	$2.01	16d	1	1.37mi

Listing history 6 events

1. 2026-06-03
   days on market $190,000 Active 11 DOM
2. 2026-06-03
   days on market $190,000 Active 10 DOM
3. 2026-06-01
   days on market $190,000 Active 9 DOM
4. 2026-05-31
   days on market $190,000 Active 8 DOM
5. 2026-05-23
   listed $190,000 Active
6. 1990-07-02
   soldstatus $29,700

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$236/yr (+$20/mo · 29.1%)

ⓘ 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 5 d/yr ≥89°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,810
• − Mortgage interest: −$10,643
• − Property taxes: −$809
• − Insurance: −$950
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$5,527
• Taxable loss: −$2,129
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $1,655/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 — Cimarron Hills

• Score: 68/100
• State rank: #111
• US rank: #9580

Category grades

Amenities F Commute F Cost of living C+ Crime F Employment A- Housing A+ Health & safety A User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cimarron Hills, CO
• County: El Paso County · 689,348 people
• City population: 23,570
• Metro: Colorado Springs, CO
• Population (ZIP): 23,884
• Household income: $72,352
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 650.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 27% Two or more races 15% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 88% English-only · Spanish 9% Tagalog/Filipino 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: ▼ -122.65%
• Current HPI: 283.9227
• Rent YoY: ▲ 1.59%
• 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

+539.7% since first listed

2 events — show timeline

• 2026-05-23 Listed $190,000 elevateMLS
• 1990-07-02 Sold (Public Records) $29,700 Public Records

Property tax history

+4.4%/yr

Latest (2024): $809 · +15.4% YoY. Source: county tax records.