Triumph Plan · Colorado Springs, CO 80925

$469,990

5 bd · 3.5 ba · 2,582 sqft · SingleFamily · 161 Days on market

Excellent condition 2-car garage

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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 +5.7/30.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Schools +2.9/10.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The Triumph floorplan blends modern design with artisanal touches in a home built for flexibility, affordability, and efficiency. . This single-family, 2-story layout spans 3,275 sq. ft. in total and offers 5 beds, 3.5 baths, an unfinished basement, and an oversized 2-car garage with storage. This home has plenty of curb appeal featuring a multi-textural exterior, front porch, and 5' privacy fencing. The main level is bright with oversized windows, 9' ceilings, home-office flex room, dining area, and an expansive great room. Enjoy designer LVP flooring, Shaw carpeting, and Sherwin-Williams paint throughout.

Key facts

• 2 garage spots
• Listed 161 days

🏗️ New construction. The $469,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $496,812.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $470k. 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 $350k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (34.8% below list).
• Recommended offer: $306k (34.8% 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); 610 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 34% 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 $15k 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 161 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.

Recommended offer $306,484 (34.8% 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 161 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.62% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.73%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $496,812
• List price: $469,990
• Delta: -5.40%
• 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
4970 Eddleman Ct	0.15mi	5/3.5	2,582 (0%)	0mo	$495,606	$192	93
4927 Eddleman Ct	0.11mi	5/3.5	2,582 (0%)	3mo	$470,000	$182	92
4857 Eddleman Ct	0.08mi	5/3.0	2,771 (+7%)	2mo	$479,999	$173	80
4955 Eddleman Ct	0.12mi	5/3.0	2,771 (+7%)	2mo	$463,905	$167	79
4984 Eddleman Ct	0.16mi	5/3.0	2,771 (+7%)	1mo	$496,669	$179	78
5123 Omeara Ct	0.27mi	5/3.5	2,782 (+8%)	1mo	$650,000	$234	74
4956 Eddleman Ct	0.13mi	4/2.5 (-1)	2,342 (-9%)	0mo	$405,000	$173	69
5206 Truscott Rd	0.35mi	4/2.5 (-1)	2,659 (+3%)	2mo	$575,685	$217	68
4913 Eddleman Ct	0.10mi	4/2.5 (-1)	2,342 (-9%)	3mo	$440,000	$188	68
5168 Devers Ct	0.28mi	4/2.5 (-1)	2,782 (+8%)	5mo	$485,335	$174	61
5396 Devers Ct	0.44mi	4/2.5 (-1)	2,342 (-9%)	1mo	$510,385	$218	54
8281 Falling Rock Dr	0.64mi	4/4.0 (-1)	2,949 (+14%)	1mo	$499,900	$170	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: -30.0%
• Equity multiple: -0.01×
• Total profit: $-139,973
• Equity at exit: $74,076

10-year hold

• IRR: -25.5%
• Equity multiple: -0.32×
• Total profit: $-183,732
• Equity at exit: $42,955

Cash invested: $139,107 (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: 41 active · 23 under contract
• Months of supply: 9.5 mo (11%/mo absorbed)
• Median asking: $479,900 ($187/sqft)
• Median days on market: 113 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +3.1% 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: 610
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $3,065 high
• Mortgage (P&I): −$2,605
• Tax est. 1.5%: −$621 /mo · $7,452/yr
• Insurance: −$207
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-1,012

Break-even live

Break-even rent $4,346

Max offer price $350,355

Occupancy floor —

Sensitivity live

Price	-10% $-669	-5% $-840	+0% $-1,012	+5% $-1,184	+10% $-1,355
Rent	-10% $-1,254	-5% $-1,133	+0% $-1,012	+5% $-891	+10% $-770
Rate	-1.0pp $-762	-0.5pp $-886	base $-1,012	+0.5pp $-1,141	+1.0pp $-1,272

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: $124,203
• Closing costs: $14,904
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5072 Krueger Rd Colorado Springs, CO	5.0	3.5	3190	$3,200	$1.00	6d	1	0.20mi
5191 Roundhouse Dr Colorado Springs, CO	4.0	3.5	2653	$2,500	$0.94	119d	1	0.61mi
8262 Buffalo Horn Dr Colorado Springs, CO	4.0	2.5	2023	$2,600	$1.29	6d	1	0.73mi
4394 Gunbarrel Dr Colorado Springs, CO	4.0	3.5	2164	$2,510	$1.16	110d	1	0.74mi
4394 Gunbarrel Dr Colorado Springs, CO	4.0	3.5	2164	$2,510	$1.16	106d	1	0.74mi
5426 Wagon Hammer Dr Colorado Springs, CO	4.0	2.5	2100	$2,800	$1.33	87d	1	0.82mi
4512 Gunbarrel Dr Colorado Springs, CO	4.0	2.5	2164	$2,345	$1.08	4d	1	0.84mi
4556 Gunbarrel Dr Colorado Springs, CO	4.0	4.0	2164	$2,695	$1.25	78d	1	0.93mi
4556 Gunbarrel Dr Colorado Springs, CO	4.0	2.5	2164	$2,595	$1.20	6d	1	0.93mi
7877 Buffalo Horn Dr Colorado Springs, CO	6.0	3.5	2414	$3,232	$1.34	6d	1	1.01mi
7853 Buffalo Horn Dr Colorado Springs, CO	5.0	3.5	3436	$3,500	$1.02	62d	1	1.02mi
7853 Buffalo Horn Dr Colorado Springs, CO	5.0	3.5	3436	$3,100	$0.90	6d	1	1.02mi
9264 Sand Myrtle Dr Colorado Springs, CO	4.0	3.0	2188	$2,550	$1.17	71d	1	1.16mi
3960 Breaking Dawn St Colorado Springs, CO	4.0	2.5	2819	$1,995	$0.71	106d	1	1.22mi

Property features AI

Finance

• Financial info: List price $459,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family plan with the Triumph layout
• Exterior features: Living area approximately 2,582

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Plan: Triumph (new construction plan)

Listing history 50 events

1. 2026-09-23
   days on market $469,990 Active 161 DOM
2. 2026-09-22
   days on market $469,990 Active 160 DOM
3. 2026-09-21
   days on market $469,990 Active 159 DOM
4. 2026-09-20
   days on market $469,990 Active 158 DOM
5. 2026-09-19
   days on market $469,990 Active 157 DOM
6. 2026-09-18
   days on market $469,990 Active 156 DOM
7. 2026-09-17
   days on market $469,990 Active 155 DOM
8. 2026-09-16
   days on market $469,990 Active 154 DOM
9. 2026-09-15
   days on market $469,990 Active 153 DOM
10. 2026-09-14
    days on market $469,990 Active 152 DOM
11. 2026-09-13
    days on market $469,990 Active 151 DOM
12. 2026-09-12
    days on market $469,990 Active 150 DOM
13. 2026-09-11
    days on market $469,990 Active 149 DOM
14. 2026-09-05
    days on market $469,990 Active 143 DOM
15. 2026-09-04
    days on market $469,990 Active 142 DOM
16. 2026-09-03
    pricedays on market $469,990 Active 141 DOM
17. 2026-08-31
    days on market $464,990 Active 138 DOM
18. 2026-08-30
    days on market $464,990 Active 137 DOM
19. 2026-08-29
    days on market $464,990 Active 136 DOM
20. 2026-08-28
    days on market $464,990 Active 135 DOM
21. 2026-08-27
    days on market $464,990 Active 134 DOM
22. 2026-08-25
    days on market $464,990 Active 132 DOM
23. 2026-08-24
    days on market $464,990 Active 131 DOM
24. 2026-08-23
    days on market $464,990 Active 130 DOM
25. 2026-08-22
    days on market $464,990 Active 129 DOM
26. 2026-08-21
    days on market $464,990 Active 128 DOM
27. 2026-08-20
    days on market $464,990 Active 127 DOM
28. 2026-08-19
    days on market $464,990 Active 126 DOM
29. 2026-08-18
    days on market $464,990 Active 125 DOM
30. 2026-08-17
    days on market $464,990 Active 124 DOM
31. 2026-08-16
    days on market $464,990 Active 123 DOM
32. 2026-08-15
    days on market $464,990 Active 122 DOM
33. 2026-08-15
    price $464,990 Active 121 DOM
34. 2026-08-14
    days on market $459,990 Active 121 DOM
35. 2026-08-13
    days on market $459,990 Active 120 DOM
36. 2026-08-12
    days on market $459,990 Active 119 DOM
37. 2026-08-11
    days on market $459,990 Active 118 DOM
38. 2026-08-10
    days on market $459,990 Active 117 DOM
39. 2026-08-09
    days on market $459,990 Active 116 DOM
40. 2026-08-08
    days on market $459,990 Active 115 DOM
41. 2026-08-07
    days on market $459,990 Active 114 DOM
42. 2026-08-06
    days on market $459,990 Active 113 DOM
43. 2026-08-05
    days on market $459,990 Active 112 DOM
44. 2026-08-04
    days on market $459,990 Active 111 DOM
45. 2026-08-03
    days on market $459,990 Active 110 DOM
46. 2026-07-31
    days on market $459,990 Active 107 DOM
47. 2026-07-30
    days on market $459,990 Active 106 DOM
48. 2026-07-30
    days on market $459,990 Active 105 DOM
49. 2026-07-28
    days on market $459,990 Active 104 DOM
50. 2026-07-26
    days on market $459,990 Active 102 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: $36,778
• − Mortgage interest: −$27,829
• − Property taxes: −$7,452
• − Insurance: −$2,484
• − Repairs & maintenance: −$2,942
• − Management: −$2,942
• − Depreciation: −$14,453
• Taxable loss: −$21,325
• Est. tax savings @ 24.0%: +$5,118
• After-tax cash flow: $-7,028/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 · 3 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with modern design and ample space. It is move-in ready with no immediate repairs needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom updates — Modern fixtures and finishes enhance the home's appeal to potential buyers. ↑

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

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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%

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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%

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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

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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

• Financial info: List price $459,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family plan with the Triumph layout
• Exterior features: Living area approximately 2,582

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Plan: Triumph (new construction plan)