800 S Santa Fe Ave · Fountain, CO 80817

$80,000

2 bd · 2.0 ba · 1,364 sqft · Land public records · 36 Days on market

Built 1999 4,300 sqft lot

---

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
• Rent growth +3.2/5.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready 2-bedroom, 2 full bathroom home located in a convenient Fountain community! This well-maintained home features updated vinyl flooring throughout, beautiful quartz countertops, and tiled bathtub surrounds for a modern touch. Enjoy the natural light from updated windows and a functional layout that offers both comfort and efficiency. Outside, you’ll find a fully fenced yard—perfect for pets, entertaining, or added privacy—along with a storage shed for extra space. A great opportunity for affordable living with thoughtful updates already in place!

Key facts

• Quartz countertops
• Storage shed
• Fully fenced yard

Tags

• UPDATED VINYL FLOORING
• QUARTZ COUNTERTOPS
• TILED BATHTUB SURROUNDS
• FULLY FENCED YARD
• STORAGE SHED

Property features AI

Finance

• Financial info: Land lease: Yes — $725 monthly (lease currently month-to-month; lease expiration listed May 31, 2026)
• HOA & community: Association: Chancellors Mobile Home Park (professionally managed); Association fee collected monthly; Park phone: [phone]; Pets allowed with restrictions (cats and dogs OK; breed, number and size limits apply)

Exterior

• Parking: 1 parking space (off-street)
• Utilities: Public sewer; Public water
• Home design: Manufactured in park (Manufactured Home); Individual ownership; Single-story (manufactured home)
• Construction: Wood siding construction; Manufactured home dimensions approximately 70' x 16'
• Exterior features: Composition roof; Located in Chancellors Mobile Home Park; Lot number C10; Public water

Interior

• Kitchen: Includes oven, range, microwave, dishwasher, refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: Dishwasher; Dryer; Microwave; Oven; Range; Refrigerator
• Laundry & utility: Washer/Dryer hookups and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 4.3% in Fountain — 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 58/100 on livability (#300 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living C-, crime D-, amenities F.
• Fountain School District No. 8 In The County Of El Paso An (suburban): math 22% / reading 41% proficiency, ranked #47 of 86 in CO (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Aragon Elementary School (math 24% / reading 32%, grade F, #540 of 966 statewide, top 57%, 419 students, 68% FRL); Fountain Middle School (math 15% / reading 31%, grade F, #184 of 270 statewide, top 68%, 1,046 students, 43% FRL); Fountain-Fort Carson High School (math 27% / reading 54%, grade F, #164 of 381 statewide, top 43%, 2,040 students, 36% FRL) — zoned schools average 49% FRL vs 32% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 233 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 + 2.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 2.52% ✓
• Cap rate: 21.86%
• Cash-on-cash: 55.61%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 53.5%
• Equity multiple: 3.34×
• Total profit: $52,431
• Equity at exit: $11,928

10-year hold

• IRR: 58.6%
• Equity multiple: 6.71×
• Total profit: $127,865
• Equity at exit: $6,917

Cash invested: $22,400 (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 80817

• Home prices YoY: -30.8%
• Rents YoY: 2.6%
• Active inventory: 233
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,038

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 43%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10977 Traders Pkwy Fountain, CO	3.0	3.0	1671	$2,395	$1.43	18d	1	0.70mi
10863 Traders Pkwy Fountain, CO	3.0	2.5	1671	$2,400	$1.44	10d	1	0.71mi
7678 Benecia Dr Fountain, CO	3.0	2.5	1661	$2,325	$1.40	10d	1	0.78mi
323 E Missouri Ave Fountain, CO	3.0	3.0	1384	$1,760	$1.27	18d	1	0.81mi
377 E Missouri Ave Unit 323 Fountain, CO	3.0	3.0	1384	$1,760	$1.27	18d	1	0.83mi
7350 Country Side Grv Fountain, CO	2.0	2.0	1292	$1,875	$1.45	3d	1	0.86mi
10588 Wells Pt Fountain, CO	2.0	2.5	1507	$1,995	$1.32	21d	1	0.88mi
7479 Country Side Grv Fountain, CO	3.0	3.0	1507	$1,950	$1.29	14d	1	0.92mi
10574 Country Park Pt Fountain, CO	2.0	2.5	1306	$1,650	$1.26	23d	1	0.92mi

Listing history 47 events

1. 2026-06-15
   statusdays on market $80,000 Pending 36 DOM
2. 2026-06-14
   pricestatusdays on marketlisting id $80,000 Active 35 DOM
3. 2026-05-22
   price $50,000
4. 2026-05-14
   listed $60,000 Active
5. 2026-05-09
   listed $80,000 Active 595-char remark

   Show marketing remark (595 chars)

   Charming and move-in ready 2-bedroom, 2 full bathroom home located in a convenient Fountain community! This well-maintained home features updated vinyl flooring throughout, beautiful quartz countertops, and tiled bathtub surrounds for a modern touch. Enjoy the natural light from updated windows and a functional layout that offers both comfort and efficiency. Outside, you’ll find a fully fenced yard—perfect for pets, entertaining, or added privacy—along with a storage shed for extra space. A great opportunity for affordable living with thoughtful updates already in place!

6. 2026-04-06
   soldstatus $75,000 Closed 1766-char remark

   Show marketing remark (1766 chars)

   Welcome to this beautiful 3-bedroom, 2-bath home in Fountain. This inviting residence offers a functional layout, updated finishes, and comfortable living spaces designed for everyday ease. The exterior features attractive gray siding with contrasting trim, mature trees, and a private front entry with wood steps, creating a welcoming first impression. The yard offers flexibility for outdoor enjoyment and semi private side yard. Inside, you’ll find a bright, open living space with vinyl flooring, neutral tones, and great natural light. The layout flows seamlessly into the dining area and updated kitchen, which features white cabinetry, ample counter space, stainless steel appliances including a gas range, and a modern, clean design ideal for daily living or entertaining. Plus an additional built in counter area perfect for a prep area or eat in space next to the kitchen. The primary bedroom is generously sized and offers plush carpeting, ample closet space, and a private en-suite bathroom. The primary bath includes a full tub/shower combination and an oversized vanity and a hanging cabinet perfect for additional storage. Two additional bedrooms are well-sized and versatile—perfect for a home office, or hobby space—and are located near the second full bathroom also containing an oversized vanity. A convenient laundry area with a stackable washer and dryer adds efficiency and functionality. Additional highlights include updated lighting, neutral finishes throughout, and a move-in-ready condition that allows you to add your own personal touches. Conveniently located in Fountain with easy access to trails, shopping, dining, parks, Fort Carson, and major commuter routes.

7. 2026-03-31
   listed $95,000 Active
8. 2026-03-01
   status Pending Accepting Backup Offers 1766-char remark

   Show marketing remark (1766 chars)

   Welcome to this beautiful 3-bedroom, 2-bath home in Fountain. This inviting residence offers a functional layout, updated finishes, and comfortable living spaces designed for everyday ease. The exterior features attractive gray siding with contrasting trim, mature trees, and a private front entry with wood steps, creating a welcoming first impression. The yard offers flexibility for outdoor enjoyment and semi private side yard. Inside, you’ll find a bright, open living space with vinyl flooring, neutral tones, and great natural light. The layout flows seamlessly into the dining area and updated kitchen, which features white cabinetry, ample counter space, stainless steel appliances including a gas range, and a modern, clean design ideal for daily living or entertaining. Plus an additional built in counter area perfect for a prep area or eat in space next to the kitchen. The primary bedroom is generously sized and offers plush carpeting, ample closet space, and a private en-suite bathroom. The primary bath includes a full tub/shower combination and an oversized vanity and a hanging cabinet perfect for additional storage. Two additional bedrooms are well-sized and versatile—perfect for a home office, or hobby space—and are located near the second full bathroom also containing an oversized vanity. A convenient laundry area with a stackable washer and dryer adds efficiency and functionality. Additional highlights include updated lighting, neutral finishes throughout, and a move-in-ready condition that allows you to add your own personal touches. Conveniently located in Fountain with easy access to trails, shopping, dining, parks, Fort Carson, and major commuter routes.

9. 2026-01-02
   soldstatus $69,000 Closed
10. 2025-12-23
    listed $75,000 Active 1766-char remark

    Show marketing remark (1766 chars)

    Welcome to this beautiful 3-bedroom, 2-bath home in Fountain. This inviting residence offers a functional layout, updated finishes, and comfortable living spaces designed for everyday ease. The exterior features attractive gray siding with contrasting trim, mature trees, and a private front entry with wood steps, creating a welcoming first impression. The yard offers flexibility for outdoor enjoyment and semi private side yard. Inside, you’ll find a bright, open living space with vinyl flooring, neutral tones, and great natural light. The layout flows seamlessly into the dining area and updated kitchen, which features white cabinetry, ample counter space, stainless steel appliances including a gas range, and a modern, clean design ideal for daily living or entertaining. Plus an additional built in counter area perfect for a prep area or eat in space next to the kitchen. The primary bedroom is generously sized and offers plush carpeting, ample closet space, and a private en-suite bathroom. The primary bath includes a full tub/shower combination and an oversized vanity and a hanging cabinet perfect for additional storage. Two additional bedrooms are well-sized and versatile—perfect for a home office, or hobby space—and are located near the second full bathroom also containing an oversized vanity. A convenient laundry area with a stackable washer and dryer adds efficiency and functionality. Additional highlights include updated lighting, neutral finishes throughout, and a move-in-ready condition that allows you to add your own personal touches. Conveniently located in Fountain with easy access to trails, shopping, dining, parks, Fort Carson, and major commuter routes.

11. 2025-12-12
    status Pending Accepting Backup Offers
12. 2025-09-12
    soldstatus $90,000 Closed
13. 2025-09-05
    listed $83,500 Active
14. 2025-07-24
    status Pending Accepting Backup Offers
15. 2025-06-13
    listed $90,000 Active
16. 2025-02-20
    historical
17. 2024-12-31
    historical
18. 2024-12-19
    status Active
19. 2024-12-12
    status Pending Accepting Backup Offers
20. 2024-12-01
    price $65,000
21. 2024-11-11
    price $45,000
22. 2024-10-28
    listed $75,000 Active
23. 2024-10-26
    historical
24. 2024-09-21
    price $55,000
25. 2024-07-29
    soldstatus $107,000 Closed
26. 2024-07-09
    price $65,000
27. 2024-06-29
    status Pending
28. 2024-06-22
    price $115,000
29. 2024-06-08
    listed $75,000 Active
30. 2024-06-04
    historical
31. 2024-05-22
    price $120,000
32. 2024-04-18
    listed $137,000 Active
33. 2024-04-18
    historical $137,000
34. 2015-09-09
    soldstatus $4,630,000
35. 2001-09-28
    soldstatus $2,300,000
36. 1998-05-27
    soldstatus $42,900
37. 1998-03-31
    soldstatus $41,018
38. 1997-06-03
    soldstatus $35,530
39. 1997-04-29
    soldstatus $47,000
40. 1997-03-19
    soldstatus $37,900
41. 1997-02-03
    soldstatus $43,810
42. 1996-12-09
    soldstatus $36,532
43. 1996-07-18
    soldstatus $35,537
44. 1995-09-26
    soldstatus $27,689
45. 1995-09-01
    soldstatus $25,828
46. 1995-08-22
    soldstatus $35,300
47. 1994-04-11
    soldstatus $13,500

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 6 d/yr ≥92°F today · 15 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: $24,165
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$2,327
• Taxable income: $11,890
• Est. tax owed @ 24.0%: −$2,854
• After-tax cash flow: $9,602/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: Fountain School District No. 8 In The County Of El Paso An
• NCES district ID: 0804080
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $51,860
• Composite: 27.55/100
• National rank: #6943
• State rank: #47 of 86 in CO

Livability — Fountain

• Score: 58/100
• State rank: #300
• US rank: #21054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain, CO
• County: El Paso County · 689,348 people
• City population: 31,241
• Metro: Colorado Springs, CO
• Population (ZIP): 31,241
• Household income: $86,543
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 869.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Two or more races 14% Black 9% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% German/W. Germanic 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: ▼ -118.77%
• Current HPI: 267.231
• Rent YoY: ▲ 2.63%
• 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

+270.4% since first listed

45 events — show timeline

• 2026-05-22 Price Changed $50,000 REColorado as Distributed by MLS Grid
• 2026-05-14 Listed $60,000 REColorado as Distributed by MLS Grid
• 2026-05-09 Listed $80,000 REColorado as Distributed by MLS Grid
• 2026-04-06 Sold (MLS) $75,000 REColorado as Distributed by MLS Grid
• 2026-03-31 Listed $95,000 REColorado as Distributed by MLS Grid
• 2026-03-01 Pending — REColorado as Distributed by MLS Grid
• 2026-01-02 Sold (MLS) $69,000 REColorado as Distributed by MLS Grid
• 2025-12-23 Listed $75,000 REColorado as Distributed by MLS Grid
• 2025-12-12 Pending — REColorado as Distributed by MLS Grid
• 2025-09-12 Sold (MLS) $90,000 REColorado as Distributed by MLS Grid
• 2025-09-05 Listed $83,500 REColorado as Distributed by MLS Grid
• 2025-07-24 Pending — REColorado as Distributed by MLS Grid
• 2025-06-13 Listed $90,000 REColorado as Distributed by MLS Grid
• 2025-02-20 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-12-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-12-19 Relisted — REColorado as Distributed by MLS Grid
• 2024-12-12 Pending — REColorado as Distributed by MLS Grid
• 2024-12-01 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2024-11-11 Price Changed $45,000 REColorado as Distributed by MLS Grid
• 2024-10-28 Listed $75,000 REColorado as Distributed by MLS Grid
• 2024-10-26 Coming Soon — REColorado as Distributed by MLS Grid
• 2024-09-21 Price Changed $55,000 REColorado as Distributed by MLS Grid
• 2024-07-29 Sold (MLS) $107,000 REColorado as Distributed by MLS Grid
• 2024-07-09 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2024-06-29 Pending — REColorado as Distributed by MLS Grid
• 2024-06-22 Price Changed $115,000 REColorado as Distributed by MLS Grid
• 2024-06-08 Listed $75,000 REColorado as Distributed by MLS Grid
• 2024-06-04 Coming Soon — REColorado as Distributed by MLS Grid
• 2024-05-22 Price Changed $120,000 REColorado as Distributed by MLS Grid
• 2024-04-18 Listed $137,000 REColorado as Distributed by MLS Grid
• 2024-04-18 Coming Soon $137,000 REColorado as Distributed by MLS Grid
• 2015-09-09 Sold (Public Records) $4,630,000 Public Records
• 2001-09-28 Sold (Public Records) $2,300,000 Public Records
• 1998-05-27 Sold (Public Records) $42,900 Public Records
• 1998-03-31 Sold (Public Records) $41,018 Public Records
• 1997-06-03 Sold (Public Records) $35,530 Public Records
• 1997-04-29 Sold (Public Records) $47,000 Public Records
• 1997-03-19 Sold (Public Records) $37,900 Public Records
• 1997-02-03 Sold (Public Records) $43,810 Public Records
• 1996-12-09 Sold (Public Records) $36,532 Public Records
• 1996-07-18 Sold (Public Records) $35,537 Public Records
• 1995-09-26 Sold (Public Records) $27,689 Public Records
• 1995-09-01 Sold (Public Records) $25,828 Public Records
• 1995-08-22 Sold (Public Records) $35,300 Public Records
• 1994-04-11 Sold (Public Records) $13,500 Public Records

Property tax history

+6.0%/yr

Latest (2024): $6,050 · +4.0% YoY. Source: county tax records.