3280 S Academy Blvd #192 · Colorado Springs, CO 80916

$42,000

2 bd · 1.0 ba · 896 sqft · Manufactured · 198 Days on market

Built 2025

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * This welcoming, well-maintained 2 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a clubhouse, community events, and a playground, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2025
• Listed 198 days

Property features AI

Finance

• Financial info: List price $41,500

Exterior

• Utilities: Natural gas available
• Home design: Condominium/Apartment (spec inventory, Plan 91755); Located at 3280 S Academy Blvd #192, Colorado Springs, CO

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Living area approximately 896

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.9% 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.
• Harrison School District No. 2 In The County Of El Paso An (urban): math 16% / reading 35% proficiency, ranked #67 of 86 in CO (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 183 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $290 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Recommended offer $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.36% ✓
• Cap rate: 29.89%
• Cash-on-cash: 84.27%
• DSCR: 4.75
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.36% rent growth · sell at horizon

5-year hold

• IRR: 83.9%
• Equity multiple: 4.82×
• Total profit: $44,911
• Equity at exit: $6,262

10-year hold

• IRR: 87.0%
• Equity multiple: 9.78×
• Total profit: $103,263
• Equity at exit: $3,631

Cash invested: $11,760 (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 80916

• Home prices YoY: -27.6%
• Rents YoY: 2.4%
• Active inventory: 183
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $826

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 37%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3815 Lakehurst Dr Colorado Springs, CO	2.0	1.0	700	$1,241	$1.77	23d	1	0.20mi
3885 Lakehurst Dr Colorado Springs, CO	1.0–2.0	1.0	578	$1,253	$2.17	3d	10	0.21mi
3860 Patrick Dr Unit 21 Colorado Springs, CO	2.0	1.0	1000	$1,429	$1.43	14d	1	0.25mi
3080 Starlight Cir Colorado Springs, CO	2.0	2.0	928	$1,650	$1.78	23d	1	0.43mi
3066 Starlight Cir Colorado Springs, CO	2.0	1.5	928	$1,300	$1.40	3d	1	0.44mi
3178 Starlight Cir Colorado Springs, CO	2.0	1.5	928	$1,550	$1.67	23d	1	0.51mi
4221 Baytown Dr Unit 4221 Colorado Springs, CO	2.0	2.0	1067	$1,650	$1.55	21d	1	0.56mi
2730 Bentley Pt Colorado Springs, CO	1.0–2.0	1.0–2.0	715	$1,111	$1.55	23d	8	0.58mi
3310 Cochran Dr Unit D Colorado Springs, CO	2.0	1.0	850	$1,249	$1.47	23d	1	0.60mi
3480 Cochran Dr Colorado Springs, CO	2.0	1.0	884	$995	$1.13	21d	1	0.63mi
3445 Cochran Dr Unit B Colorado Springs, CO	2.0	1.0	884	$1,400	$1.58	23d	1	0.64mi
3475 Cochran Dr Colorado Springs, CO	2.0	1.0	884	$1,250	$1.41	21d	1	0.65mi
2129 Delta Dr Colorado Springs, CO	2.0–3.0	1.0–1.5	960	$1,025	$1.07	23d	4	1.15mi
2521 Astrozon Cir Unit 2523 Colorado Springs, CO	2.0	1.0	800	$1,395	$1.74	3d	1	1.17mi
2521 Astrozon Cir Unit 2525 Colorado Springs, CO	2.0	1.0	800	$1,395	$1.74	14d	1	1.17mi
3562 Lenoso Ter Colorado Springs, CO	2.0	1.5	985	$1,650	$1.68	3d	6	1.22mi
4537 Lamplighter Cir Colorado Springs, CO	2.0	1.5	1028	$1,195	$1.16	3d	1	1.26mi
2023 Murray Creek Ct Colorado Springs, CO	1.0	1.0	569	$1,394	$2.45	3d	4	1.30mi
2218 Carmel Dr Colorado Springs, CO	3.0	1.0	1000	$1,950	$1.95	23d	1	1.33mi
1960 S Chelton Rd Colorado Springs, CO	3.0	1.0–2.0	810	$1,223	$1.51	23d	1	1.37mi
2102 Carmel Dr Colorado Springs, CO	1.0	1.0	548	$749	$1.37	23d	1	1.44mi
2050 Del Mar Dr Colorado Springs, CO	3.0	1.0	912	$2,095	$2.30	23d	1	1.45mi
4840 Manzana Dr Colorado Springs, CO	1.0–2.0	1.0	700	$1,350	$1.93	3d	7	1.45mi
4046 Mallette Hts Colorado Springs, CO	1.0–2.0	1.0–2.0	737	$1,659	$2.25	3d	6	1.47mi
1825 Zebulon Dr Colorado Springs, CO	2.0	1.0	851	$1,066	$1.25	23d	1	1.47mi
1785 Zebulon Dr Unit D Colorado Springs, CO	2.0	1.0	700	$1,125	$1.61	14d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $42,000 Active 198 DOM
2. 2026-06-17
   days on market $42,000 Active 197 DOM
3. 2026-06-16
   days on market $42,000 Active 196 DOM
4. 2026-06-15
   days on market $42,000 Active 195 DOM
5. 2026-06-14
   days on market $42,000 Active 193 DOM
6. 2026-06-13
   days on market $42,000 Active 192 DOM
7. 2026-06-10
   days on market $42,000 Active 190 DOM
8. 2026-06-09
   days on market $42,000 Active 189 DOM
9. 2026-06-08
   days on market $42,000 Active 188 DOM
10. 2026-06-07
    days on market $42,000 Active 187 DOM
11. 2026-06-05
    days on market $42,000 Active 184 DOM
12. 2026-06-03
    days on market $42,000 Active 183 DOM
13. 2026-06-03
    days on market $42,000 Active 182 DOM
14. 2026-06-01
    pricedays on market $42,000 Active 181 DOM
15. 2026-05-31
    days on market $41,500 Active 180 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 19 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: $16,954
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$1,222
• Taxable income: $9,827
• Est. tax owed @ 24.0%: −$2,358
• After-tax cash flow: $7,552/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: Harrison School District No. 2 In The County Of El Paso An
• NCES district ID: 0804530
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $40,242
• Composite: 21.47/100
• National rank: #8333
• State rank: #67 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): 41,104
• Household income: $67,127
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 2041.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 38% White 37% Two or more races 18% Black 15% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 28% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, South Korea
• Languages at home: 73% English-only · Spanish 22% French/Haitian/Cajun 1% 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: ▼ -114.77%
• Current HPI: 301.5415
• Rent YoY: ▲ 2.36%
• 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