1625 N Murray Blvd #139 · Colorado Springs, CO 80915

$130,000

2 bd · 2.0 ba · 1,020 sqft · Condo public records · 80 Days on market

Built 1968 $352/mo HOA · 24% 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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quaint 2-bedroom, 1.5-bath end-unit condo offering a functional and inviting layout. Upon entry, an enclosed interior entryway leads to the front door of the unit. Inside, the galley-style kitchen is located to the left and features a convenient pass-through to the dining area, along with a door leading to a back porch with an attached storage closet. Straight ahead from the entry is a spacious combined living and dining area, ideal for comfortable everyday living. Both bedrooms are well-sized and connected by a Jack-and-Jill style bathroom setup, offering a full bath plus an additional half bath for added convenience. As an end unit, the condo provides extra privacy and is one of the large

Key facts

• Back porch
• Galley style kitchen
• $352 HOA

Tags

• ENCLOSED INTERIOR ENTRYWAY
• GALLEY STYLE KITCHEN
• PASS THROUGH TO DINING AREA
• BACK PORCH
• ATTACHED STORAGE CLOSET
• JACK AND JILL STYLE BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $22 ($262/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Wilson Elementary School (math 5% / reading 17%, grade F, #879 of 966 statewide, top 94%, 363 students, 84% FRL); Sabin Middle School (math 17% / reading 32%, grade F, #172 of 270 statewide, top 65%, 601 students, 67% FRL); Mitchell High School (math 2% / reading 22%, grade F, #352 of 381 statewide, top 94%, 886 students, 72% FRL) — zoned schools average 74% FRL vs 49% district-wide (26 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $899 of loan paydown is wiped out by about $4k 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 80 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.59% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-21,535
• Equity at exit: $19,383

10-year hold

• IRR: -12.2%
• Equity multiple: 0.33×
• Total profit: $-24,363
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$682
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$54
• HOA: −$352
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $22

Break-even live

Break-even rent $1,411

Max offer price $130,000

Occupancy floor 93%

Sensitivity live

Price	-10% $95	-5% $59	+0% $22	+5% $-15	+10% $-52
Rent	-10% $-92	-5% $-35	+0% $22	+5% $79	+10% $135
Rate	-1.0pp $87	-0.5pp $55	base $22	+0.5pp $-12	+1.0pp $-46

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 N Murray Blvd Colorado Springs, CO	2.0	2.0–2.5	1150	$1,750	$1.52	5d	2	0.02mi
1625 N Murray Blvd Colorado Springs, CO	2.0	1.0	1000	$1,495	$1.50	25d	1	0.04mi
1708 Sawyer Way #271 Colorado Springs, CO	2.0	1.0	1000	$1,025	$1.02	5d	1	0.09mi
1670 N Murray Blvd Colorado Springs, CO	2.0	1.0	816	$1,315	$1.61	16d	1	0.14mi
1429 Potter Dr Colorado Springs, CO	1.0–2.0	1.0	675	$999	$1.48	5d	3	0.39mi
4010 Tappan Dr Colorado Springs, CO	1.0–2.0	1.0	717	$1,295	$1.80	16d	4	0.47mi
1220 Potter Dr Colorado Springs, CO	1.0–3.0	1.0	827	$1,050	$1.27	25d	1	0.67mi
3734 E La Salle St Colorado Springs, CO	3.0	1.0	715	$1,299	$1.82	5d	14	0.71mi
4620 Galley Rd Unit 4622 Colorado Springs, CO	2.0	1.0	884	$1,400	$1.58	16d	1	0.72mi
1726 Clemson Dr Colorado Springs, CO	2.0	1.0	750	$886	$1.18	23d	1	0.80mi
3717 E San Miguel St Colorado Springs, CO	2.0	1.0	675	$1,210	$1.79	16d	11	0.89mi
1123 Lehmberg Blvd Unit 1546114P Colorado Springs, CO	3.0	1.0	1367	$2,742	$2.01	16d	1	0.95mi
1017 Delaware Dr Colorado Springs, CO	2.0	1.0	850	$900	$1.06	25d	1	0.96mi
3835 Radiant Dr Colorado Springs, CO	1.0–2.0	1.0	700	$1,149	$1.64	5d	13	0.99mi
3617 Marion Dr Colorado Springs, CO	1.0–2.0	1.0	763	$1,129	$1.48	5d	1	1.00mi
3616 Galley Rd Colorado Springs, CO	1.0–2.0	1.0	680	$1,149	$1.69	5d	2	1.02mi
620 N Murray Blvd Colorado Springs, CO	1.0–2.0	1.0	750	$1,173	$1.56	5d	3	1.07mi
5530 Bowden Loop Colorado Springs, CO	2.0	1.0	887	$995	$1.12	5d	1	1.12mi
5549 Bonita Village Rd Colorado Springs, CO	2.0	2.0	1128	$1,495	$1.33	5d	1	1.14mi
5560 Bowden Loop Unit D Lower Colorado Springs, CO	2.0	1.0	884	$995	$1.13	25d	1	1.16mi
1702 Holmes Dr Colorado Springs, CO	3.0	1.0	1038	$1,795	$1.73	23d	1	1.24mi
913 N Chelton Rd Colorado Springs, CO	1.0–3.0	1.0–2.5	1062	$1,360	$1.28	5d	5	1.29mi
1350 Cascade Creek Vw Colorado Springs, CO	1.0–3.0	1.0–2.0	1042	$1,818	$1.74	5d	24	1.32mi
255 Lionstone Dr Colorado Springs, CO	1.0–2.0	1.0–2.0	755	$1,802	$2.39	5d	14	1.39mi
240 N Murray Blvd Colorado Springs, CO	1.0–2.0	1.0	777	$1,196	$1.54	16d	17	1.42mi
3865 Village Rd S Unit 3865 Colorado Springs, CO	2.0	1.0	800	$1,150	$1.44	25d	1	1.46mi
897 Grissom Dr Colorado Springs, CO	2.0	2.5	1150	$2,400	$2.09	25d	1	1.48mi
5550 Cernan Hts Colorado Springs, CO	1.0–3.0	1.0–2.0	892	$1,800	$2.02	5d	19	1.49mi

HOA detail condo

• Monthly dues: $352 · $4,224/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-03-28
   price $130,000
3. 2026-03-15
   price $140,000
4. 2026-02-08
   listed $150,000 Active
5. 2005-12-29
   soldstatus $372,000
6. 1979-06-01
   soldstatus $23,500

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$398/yr (+$33/mo · 125.3%)

ⓘ 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 ≥89°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: $17,258
• − Mortgage interest: −$7,282
• − Property taxes: −$317
• − Insurance: −$650
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − HOA: −$4,224
• − Depreciation: −$3,782
• Taxable loss: −$1,759
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $684/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): 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

+453.2% since first listed

6 events — show timeline

• 2026-04-28 Pending — elevateMLS
• 2026-03-28 Price Changed $130,000 elevateMLS
• 2026-03-15 Price Changed $140,000 elevateMLS
• 2026-02-08 Listed $150,000 elevateMLS
• 2005-12-29 Sold (Public Records) $372,000 Public Records
• 1979-06-01 Sold (Public Records) $23,500 Public Records

Property tax history

+0.4%/yr

Latest (2024): $317 · +47.6% YoY. Source: county tax records.