1311 Calm Mountain Pt · Woodland Park, CO 80863

$198,000

1 bd · 1.0 ba · 490 sqft · Manufactured public records · 83 Days on market

Built 2023 1,742 sqft lot

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Schools +3.4/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 1,742 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Lot size approximately 0.04 acres
• Financial info: Terms: Cash or Conventional
• HOA & community: No HOA; No association fee

Exterior

• Parking: Assigned 2-car garage; Concrete driveway
• Utilities: Municipal water; Electricity
• Home design: Single-family home; UBC/IBC standard modular structure; Existing home
• Construction: Masonite-type siding; Composite shingle roof; Crawl space foundation; Basement not finished
• Exterior features: Composite patio; Property backs to golf course; Mountain and Pikes Peak views; Trees/woods; Near hiking trail, fire station, hospital, and schools

Interior

• Kitchen: 220V in kitchen; Dishwasher; Disposal; Oven; Range/Oven (Gas/Electric); Refrigerator
• Bedrooms: Main floor bedroom
• Flooring: Carpet; Ceramic tile; Wood laminate
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Carpet, ceramic tile, and wood laminate flooring; Ceiling fan(s); See property description remarks for additional cooling details
• Laundry & utility: Includes standard utilities (electricity)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $198k.

Deal economics

• At list price, monthly cash flow is $-83 ($-996/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (28.4% below list).
• Recommended offer: $142k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.5% in Woodland Park — 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 71/100 on livability (#78 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: commute F, cost of living F.
• Woodland Park School District No. Re-2 (town): math 28% / reading 47% proficiency, ranked #29 of 86 in CO (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 245 active listings in the ZIP; solid renter incomes; 148 units permitted in Teller County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($105k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Teller County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Recommended offer $141,826 (28.4% 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 83 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-36,533
• Equity at exit: $29,522

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-35,124
• Equity at exit: $17,119

Cash invested: $55,440 (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 80863

• Home prices YoY: -29.8%
• Rents YoY: 3.6%
• Active inventory: 245
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-83

Break-even live

Break-even rent $1,523

Max offer price $183,335

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-27	+0% $-83	+5% $-139	+10% $-195
Rent	-10% $-195	-5% $-139	+0% $-83	+5% $-27	+10% $29
Rate	-1.0pp $17	-0.5pp $-33	base $-83	+0.5pp $-134	+1.0pp $-187

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $198,000 Active 83 DOM
2. 2026-06-17
   days on market $198,000 Active 82 DOM
3. 2026-06-16
   days on market $198,000 Active 81 DOM
4. 2026-06-15
   days on market $198,000 Active 80 DOM
5. 2026-06-14
   days on market $198,000 Active 78 DOM
6. 2026-06-13
   days on market $198,000 Active 77 DOM
7. 2026-06-10
   days on market $198,000 Active 75 DOM
8. 2026-06-09
   days on market $198,000 Active 74 DOM
9. 2026-06-08
   days on market $198,000 Active 73 DOM
10. 2026-06-07
    days on market $198,000 Active 72 DOM
11. 2026-06-03
    days on market $198,000 Active 68 DOM
12. 2026-06-03
    days on market $198,000 Active 67 DOM
13. 2026-06-01
    days on market $198,000 Active 66 DOM
14. 2026-05-31
    days on market $198,000 Active 65 DOM
15. 2026-05-04
    price $198,000
16. 2026-03-27
    listed $200,000 Active
17. 2025-07-23
    price $225,000
18. 2023-04-25
    soldstatus $191,214

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$98/yr (+$8/mo · 9.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,019
• − Mortgage interest: −$11,091
• − Property taxes: −$991
• − Insurance: −$990
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$5,760
• Taxable loss: −$4,536
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $93/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: Woodland Park School District No. Re-2
• NCES district ID: 0807380
• Math proficiency: 28% ▼ -3.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $63,920
• Composite: 33.68/100
• National rank: #5385
• State rank: #29 of 86 in CO

Livability — Woodland Park

• Score: 71/100
• State rank: #78
• US rank: #7181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland Park, CO
• County: Teller County · 12,329 people
• City population: 12,329
• Metro: Colorado Springs, CO
• Population (ZIP): 12,329
• Household income: $104,779
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 418.0

Population outlook (Teller County) Hauer SSP2

• Today (2025): 22,404 people
• By 2030: 21,527 · -3.9%
• By 2040: 19,356 · -13.6%
• By 2050: 17,462 · -22.1%
• By 2075: 14,658 · -34.6%
• By 2100: 11,982 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · South Korea
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Teller

• 2024 margin: Solid R (+35.5) · D 31.0% · R 66.5% · Other 2.5%
• 2008→2024 swing: -7.3pp toward R · 2008: -28.1pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+35.2 2016: R+42.5 2012: R+33.1 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.47%
• Current HPI: 304.4625
• Rent YoY: ▲ 3.64%
• 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

+3.5% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $198,000 elevateMLS
• 2026-03-27 Listed $200,000 elevateMLS
• 2025-07-23 Price Changed $225,000 elevateMLS
• 2023-04-25 Sold (Public Records) $191,214 Public Records

Property tax history

+86.8%/yr

Latest (2025): $991 · +86.8% YoY. Source: county tax records.