827 Squire St · Security-Widefield, CO 80911

$240,000

4 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 28 Days on market

Built 1971 6,185 sqft lot Est $334k · 28% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perched in an incredible location with sweeping Pikes Peak views, this home is full of character and timeless charm. Original vintage touches throughout create a warm nostalgic feel, including a lower-level bar straight out of a bygone era — the perfect conversation piece for entertaining. Enjoy Colorado evenings from the expansive deck overlooking the fenced backyard complete with a storage shed and convenient access from the attached one-car garage. Full of potential and ready for your updating ideas, this is a rare opportunity to make a well-loved home your own in a truly outstanding setting.

Key facts

• Attached garage
• Lower-level bar
• Pikes peak views

Tags

• PIKES PEAK VIEWS
• LOWER-LEVEL BAR
• EXPANSIVE DECK
• FENCED BACKYARD
• STORAGE SHED
• ATTACHED GARAGE

Property features AI

Finance

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

Exterior

• Parking: Attached 1-car garage
• Utilities: Municipal water; Electricity
• Home design: Single-family home; Existing home; Partial basement
• Construction: Partial basement foundation
• Exterior features: Wood frame structure; Masonite-type siding; Composite shingle roof; Rear fence; Fully landscaped; Storage shed; Concrete driveway; Mountain views including Pikes Peak

Interior

• Bedrooms: Main floor bedroom
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Lower-level wood-burning fireplace; Central air; Forced air heating (natural gas); Window coverings

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.5% in Security-Widefield — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• School District No. 3 In The County Of El Paso And State Of (suburban): math 17% / reading 41% proficiency, ranked #49 of 86 in CO (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.6%/yr); 175 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 34% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 28 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $240k implies a 1295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $236,400 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $334,412
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Bickley St	0.43mi	4/2.0	1,664 (+8%)	3mo	$350,000	$210	64
652 Squire St	0.26mi	3/2.0 (-1)	1,714 (+12%)	4mo	$359,900	$210	60
648 Syracuse St	0.43mi	4/2.0	1,693 (+10%)	4mo	$345,000	$204	59
7330 Sugarloaf Ter	0.60mi	4/2.0	1,427 (-7%)	2mo	$350,000	$245	58
196 Jersey	0.60mi	4/2.0	1,664 (+8%)	3mo	$345,000	$207	55
7370 Franconia Dr	0.51mi	3/2.5 (-1)	1,427 (-7%)	4mo	$365,000	$256	54
406 Squire St	0.62mi	4/2.0	1,714 (+12%)	1mo	$390,000	$228	51
272 Fay Dr	0.73mi	4/2.0	1,664 (+8%)	1mo	$340,000	$204	51
6870 Snead St	0.51mi	4/2.0	1,720 (+12%)	6mo	$375,000	$218	51
676 Fay Dr	0.44mi	3/2.0 (-1)	1,714 (+12%)	6mo	$319,000	$186	50
431 Squire St	0.52mi	5/2.0 (+1)	1,714 (+12%)	3mo	$383,000	$223	48
200 Dexter St	0.63mi	3/2.0 (-1)	1,692 (+10%)	4mo	$375,000	$222	45

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 · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-6,720
• Equity at exit: $35,785

10-year hold

• IRR: 7.6%
• Equity multiple: 1.59×
• Total profit: $39,550
• Equity at exit: $20,751

Cash invested: $67,200 (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 80911

• Home prices YoY: -29.7%
• Rents YoY: 3.6%
• Active inventory: 175
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,438 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $483

Break-even live

Break-even rent $1,826

Max offer price $240,000

Occupancy floor 75%

Sensitivity live

Price	-10% $619	-5% $551	+0% $483	+5% $415	+10% $348
Rent	-10% $291	-5% $387	+0% $483	+5% $580	+10% $676
Rate	-1.0pp $604	-0.5pp $544	base $483	+0.5pp $421	+1.0pp $358

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
736 Squire St Colorado Springs, CO	3.0	2.0	1714	$2,199	$1.28	4d	1	0.13mi
134 Kilgore St Colorado Springs, CO	4.0	3.0	2208	$2,500	$1.13	24d	1	0.79mi
6898 Ketchum Dr Colorado Springs, CO	4.0	2.5	2184	$2,495	$1.14	24d	1	0.93mi
112 Judson St Colorado Springs, CO	4.0	2.0	1820	$1,895	$1.04	22d	1	0.94mi
8215 Silver Glen Dr Fountain, CO	3.0	2.0	1447	$2,093	$1.45	24d	1	0.95mi
8305 Cedar Chase Dr Fountain, CO	4.0	2.5	2011	$2,350	$1.17	15d	1	1.01mi
8390 Dassel Dr Fountain, CO	4.0	3.0	1700	$2,395	$1.41	4d	1	1.06mi
7765 Pitcher Pt Fountain, CO	1.0–3.0	1.0–2.0	917	$2,253	$2.46	3d	35	1.11mi
6530 Latah Ln Colorado Springs, CO	3.0	2.5	2164	$2,299	$1.06	4d	1	1.13mi
8359 Silver Glen Dr Fountain, CO	3.0	2.0	1328	$2,149	$1.62	4d	1	1.14mi
7315 Songbird Dr Colorado Springs, CO	4.0	2.0	1724	$2,400	$1.39	24d	1	1.28mi
6519 Sweet Home GRV Fountain, CO	1.0–3.0	1.0–2.0	1035	$2,672	$2.58	4d	18	1.31mi
8405 Sunbow Ct Fountain, CO	3.0	2.0	1328	$2,189	$1.65	4d	1	1.32mi
1456 Bonita Dr Fountain, CO	4.0	2.0	1540	$1,995	$1.30	24d	1	1.35mi
6675 Brook Forest Dr Colorado Springs, CO	4.0	2.0	1872	$2,095	$1.12	15d	1	1.39mi
8774 Silver Glen Dr Fountain, CO	4.0	3.5	1746	$2,495	$1.43	4d	1	1.47mi

Listing history 12 events

1. 2026-06-14
   status $240,000 Pending 28 DOM
2. 2026-06-10
   days on market $240,000 Active 28 DOM
3. 2026-06-09
   days on market $240,000 Active 27 DOM
4. 2026-06-08
   pricestatusdays on market $240,000 Active 26 DOM
5. 2026-06-07
   days on market $325,000 Under Contract - Showing 25 DOM
6. 2026-06-03
   days on market $325,000 Under Contract - Showing 21 DOM
7. 2026-06-03
   days on market $325,000 Under Contract - Showing 20 DOM
8. 2026-06-01
   days on market $325,000 Under Contract - Showing 19 DOM
9. 2026-05-31
   days on market $325,000 Under Contract - Showing 18 DOM
10. 2026-05-14
    historical Under Contract - Showing
11. 2026-05-13
    listed $325,000 Active
12. 1971-08-01
    soldstatus $17,200

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$311/yr (+$26/mo · 30.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 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: $29,256
• − Mortgage interest: −$13,444
• − Property taxes: −$1,009
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − Depreciation: −$6,982
• Taxable income: $1,941
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $5,335/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: School District No. 3 In The County Of El Paso And State Of
• NCES district ID: 0806480
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $59,560
• Composite: 26.19/100
• National rank: #7265
• State rank: #49 of 86 in CO

Livability — Security-Widefield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Security-Widefield, CO
• County: El Paso County · 689,348 people
• City population: 33,027
• Metro: Colorado Springs, CO
• Population (ZIP): 33,027
• Household income: $87,093
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 326.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 24% Two or more races 16% Black 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 2% Other Asian/Pacific 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: ▼ -119.55%
• Current HPI: 282.8494
• Rent YoY: ▲ 3.60%
• 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

+1789.5% since first listed

3 events — show timeline

• 2026-05-14 Contingent — elevateMLS
• 2026-05-13 Listed $325,000 elevateMLS
• 1971-08-01 Sold (Public Records) $17,200 Public Records

Property tax history

+2.4%/yr

Latest (2024): $1,009 · +7.6% YoY. Source: county tax records.