Splendor Plan · Colorado Springs, CO 80925

$429,990

4 bd · 3.0 ba · 1,968 sqft · SingleFamily · 115 Days on market

Excellent condition Garage

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.4/30.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Schools +2.9/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Splendor floorplan combines effortless single-level living with thoughtful design touches that elevate comfort, style, and day-to-day convenience. . This ranch-style home offers 4 bedrooms, 3 bathrooms, an open-concept great room, and a 2-car garage, all designed within a spacious and functional layout ideal for entertaining and comfortable living. This home feels bright and airy thanks to 9' ceilings, generously sized windows, and a flowing layout that connects the main living spaces. Durable designer LVP flooring, soft Shaw carpeting, and contemporary Sherwin-Williams paint palettes bring a polished feel to every room.

Key facts

• Dual sinks
• Energy efficiency
• Large walk-in closet

Tags

• OPEN-CONCEPT GREAT ROOM
• LARGE WALK-IN CLOSET
• DUAL SINKS
• TILED SPA SHOWER
• ENERGY EFFICIENCY

🏗️ New construction. The $429,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $468,816.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $430k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (34.5% below list).
• Recommended offer: $282k (34.5% below list) — sets the bar for 1% rule.

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.
• 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 fast (+4.6%/yr); 516 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent runs 32% of the median local income ($107k/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 $3k of loan paydown is wiped out by about $14k 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 115 days — a 9% lower offer ($391k) is reasonable based on typical stale-listing flexibility.

Recommended offer $281,732 (34.5% 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 115 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.27%
• DSCR: 0.59
• GRM: 13.9

CMA / ARV

• ARV (median comp): $468,816
• List price: $429,990
• Delta: -8.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4885 Eddleman Ct	0.09mi	4/3.0	1,968 (0%)	2mo	$450,000	$229	94
4941 Eddleman Ct	0.12mi	3/2.5 (-1)	2,022 (+3%)	0mo	$429,999	$213	83
4969 Eddleman Ct	0.13mi	3/2.5 (-1)	2,022 (+3%)	0mo	$415,000	$205	82
5326 Truscott Rd	0.41mi	3/2.5 (-1)	1,840 (-6%)	2mo	$439,150	$239	61
4309 Bramble Ln	0.65mi	4/3.0	1,912 (-3%)	5mo	$389,000	$203	61
4548 Anvil Dr	0.61mi	4/2.0	2,022 (+3%)	3mo	$399,900	$198	60
5397 Devers Ct	0.44mi	3/2.5 (-1)	2,066 (+5%)	6mo	$493,085	$239	60
5373 Devers Ct	0.42mi	3/2.5 (-1)	1,840 (-6%)	6mo	$471,485	$256	57
5157 Truscott Rd	0.30mi	3/2.5 (-1)	2,199 (+12%)	4mo	$540,525	$246	56
8246 Nutterbutter Pt	0.52mi	3/2.5 (-1)	2,108 (+7%)	5mo	$389,999	$185	53
5360 Devers Ct	0.42mi	3/2.5 (-1)	1,690 (-14%)	6mo	$430,000	$254	45
9134 Chieftan Dr	0.70mi	3/2.5 (-1)	2,199 (+12%)	2mo	$449,900	$205	39

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 · 4.58% rent growth · sell at horizon

5-year hold

• IRR: -31.1%
• Equity multiple: -0.04×
• Total profit: $-135,971
• Equity at exit: $69,902

10-year hold

• IRR: -27.7%
• Equity multiple: -0.39×
• Total profit: $-182,126
• Equity at exit: $40,535

Cash invested: $131,268 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 68 active · 23 under contract
• Months of supply: 13.6 mo (7%/mo absorbed)
• Median asking: $467,342 ($235/sqft)
• Median days on market: 83 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 80925

• Home prices YoY: -30.9%
• Rents YoY: 4.6%
• Active inventory: 516
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,817 high
• Mortgage (P&I): −$2,459
• Tax est. 1.5%: −$586 /mo · $7,032/yr
• Insurance: −$195
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-1,014

Break-even live

Break-even rent $4,101

Max offer price $322,060

Occupancy floor —

Sensitivity live

Price	-10% $-690	-5% $-852	+0% $-1,014	+5% $-1,176	+10% $-1,338
Rent	-10% $-1,237	-5% $-1,125	+0% $-1,014	+5% $-903	+10% $-792
Rate	-1.0pp $-778	-0.5pp $-895	base $-1,014	+0.5pp $-1,136	+1.0pp $-1,259

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: $117,204
• Closing costs: $14,064
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4989 Krueger Rd Colorado Springs, CO	3.0	2.5	2266	$2,595	$1.15	52d	1	0.21mi
4316 Horizonpoint Dr Colorado Springs, CO	3.0	3.0	1845	$2,300	$1.25	32d	1	0.67mi
5336 Sunday Gulch Dr Colorado Springs, CO	3.0	2.5	1966	$2,800	$1.42	39d	1	0.70mi
4394 Gunbarrel Dr Colorado Springs, CO	4.0	3.5	2164	$2,510	$1.16	63d	1	0.74mi
4394 Gunbarrel Dr Colorado Springs, CO	4.0	3.5	2164	$2,510	$1.16	60d	1	0.74mi
8226 Buffalo Horn Dr Colorado Springs, CO	3.0	2.5	1912	$2,775	$1.45	32d	1	0.76mi
5426 Wagon Hammer Dr Colorado Springs, CO	4.0	2.5	2100	$2,800	$1.33	41d	1	0.82mi
4512 Gunbarrel Dr Colorado Springs, CO	4.0	2.5	2164	$2,398	$1.11	25d	1	0.84mi
4556 Gunbarrel Dr Colorado Springs, CO	4.0	4.0	2164	$2,695	$1.25	32d	1	0.93mi
9264 Sand Myrtle Dr Colorado Springs, CO	4.0	3.0	2188	$2,550	$1.17	25d	1	1.16mi

Property features AI

Finance

• Other: Address: 4847 Truscott Rd, Colorado Springs CO 80925Listing provided by Zillow
• Financial info: List price $429,990

Exterior

• Parking: 2 garage spaces (2 parking spaces total)
• Home design: Single-family plan (Splendor)
• Exterior features: Living area approximately 1968

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan named SplendorActive listing

Listing history 50 events

1. 2026-08-08
   days on market $429,990 Active 115 DOM
2. 2026-08-07
   days on market $429,990 Active 114 DOM
3. 2026-08-06
   days on market $429,990 Active 113 DOM
4. 2026-08-05
   days on market $429,990 Active 112 DOM
5. 2026-08-04
   days on market $429,990 Active 111 DOM
6. 2026-08-03
   days on market $429,990 Active 110 DOM
7. 2026-07-31
   days on market $429,990 Active 107 DOM
8. 2026-07-30
   days on market $429,990 Active 106 DOM
9. 2026-07-30
   days on market $429,990 Active 105 DOM
10. 2026-07-28
    days on market $429,990 Active 104 DOM
11. 2026-07-26
    days on market $429,990 Active 102 DOM
12. 2026-07-25
    days on market $429,990 Active 101 DOM
13. 2026-07-24
    days on market $429,990 Active 100 DOM
14. 2026-07-23
    days on market $429,990 Active 99 DOM
15. 2026-07-22
    days on market $429,990 Active 98 DOM
16. 2026-07-21
    days on market $429,990 Active 97 DOM
17. 2026-07-18
    days on market $429,990 Active 94 DOM
18. 2026-07-16
    days on market $429,990 Active 92 DOM
19. 2026-07-16
    days on market $429,990 Active 91 DOM
20. 2026-07-14
    days on market $429,990 Active 90 DOM
21. 2026-07-13
    days on market $429,990 Active 89 DOM
22. 2026-07-12
    days on market $429,990 Active 88 DOM
23. 2026-07-11
    days on market $429,990 Active 87 DOM
24. 2026-07-10
    days on market $429,990 Active 86 DOM
25. 2026-07-09
    days on market $429,990 Active 85 DOM
26. 2026-07-07
    days on market $429,990 Active 83 DOM
27. 2026-07-06
    days on market $429,990 Active 82 DOM
28. 2026-07-05
    days on market $429,990 Active 81 DOM
29. 2026-07-03
    days on market $429,990 Active 79 DOM
30. 2026-07-02
    days on market $429,990 Active 78 DOM
31. 2026-07-01
    days on market $429,990 Active 77 DOM
32. 2026-06-30
    days on market $429,990 Active 76 DOM
33. 2026-06-29
    days on market $429,990 Active 75 DOM
34. 2026-06-28
    days on market $429,990 Active 74 DOM
35. 2026-06-28
    days on market $429,990 Active 73 DOM
36. 2026-06-27
    days on market $429,990 Active 72 DOM
37. 2026-06-25
    days on market $429,990 Active 70 DOM
38. 2026-06-23
    days on market $429,990 Active 68 DOM
39. 2026-06-22
    days on market $429,990 Active 67 DOM
40. 2026-06-18
    days on market $429,990 Active 64 DOM
41. 2026-06-17
    days on market $429,990 Active 63 DOM
42. 2026-06-16
    days on market $429,990 Active 62 DOM
43. 2026-06-15
    days on market $429,990 Active 61 DOM
44. 2026-06-14
    days on market $429,990 Active 59 DOM
45. 2026-06-10
    days on market $429,990 Active 56 DOM
46. 2026-06-09
    days on market $429,990 Active 55 DOM
47. 2026-06-08
    days on market $429,990 Active 54 DOM
48. 2026-06-07
    days on market $429,990 Active 53 DOM
49. 2026-06-03
    days on market $429,990 Active 49 DOM
50. 2026-06-03
    days on market $429,990 Active 48 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,808
• − Mortgage interest: −$26,261
• − Property taxes: −$7,032
• − Insurance: −$2,344
• − Repairs & maintenance: −$2,705
• − Management: −$2,705
• − Depreciation: −$13,638
• Taxable loss: −$20,877
• Est. tax savings @ 24.0%: +$5,010
• After-tax cash flow: $-7,160/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This Splendor Plan home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious and functional layout ideal for entertaining and comfortable living.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary French Elementary School F CO #475/966 Nat'l #24,950/41,679 Middle Watson Junior High School F CO #188/270 Nat'l #11,208/14,009 High Widefield High School F CO #217/381 Nat'l #10,333/17,239

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

B Composite livability gradescore 78/100

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 · 768,926 people
• City population: 555,783
• Metro: Colorado Springs, CO
• Population (ZIP): 17,273
• Household income: $106,953
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 2% of renters

---

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 0.69)
• Race & ethnicity: White 46% Hispanic / Latino 27% Two or more races 13% Black 11% Asian 6% Native American 3% Pacific Islander 3%
• Hispanic origin (detail): Mexican 13% Puerto Rican 5%
• Common ancestry: Italian 2% Swedish 2% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 82% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 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: ▼ -107.91%
• Current HPI: 241.4206
• Rent YoY: ▲ 4.58%
• 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

Property features AI

Finance

• Other: Address: 4847 Truscott Rd, Colorado Springs CO 80925Listing provided by Zillow
• Financial info: List price $429,990

Exterior

• Parking: 2 garage spaces (2 parking spaces total)
• Home design: Single-family plan (Splendor)
• Exterior features: Living area approximately 1968

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan named SplendorActive listing