Compass Plan · Colorado Springs, CO 80927

$299,990

3 bd · 2.0 ba · 1,008 sqft · Townhouse · 230 Days on market

$180/mo HOA · 8% of rent

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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 +4.4/30.0
• Appreciation +4.4/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Let the Compass guide you home!. This bright and inviting duet-style home offers 3 bedrooms, 2 baths, and 1,008 square feet of efficient, well-balanced living across two levels. A spacious open-concept main floor connects the kitchen, dining, and great room areas for seamless everyday living. Upstairs, the primary suite includes a private bath and walk-in closet, while two additional bedrooms provide flexibility for family, guests, or a home office. With a 2-car garage, smart storage, and the added benefit of end-unit privacy, the Compass delivers everything you need in a home that fits your budget and your lifestyle. Enjoy access to Banning Lewis Ranch's incredible amenities, including parks, pools, fitness centers, award-winning schools, dog park, and miles of scenic trails, all within a vibrant, welcoming community.

Key facts

• Scenic trails
• Access to amenities
• Private bath

Tags

• OPEN-CONCEPT MAIN FLOOR
• PRIVATE BATH
• WALK-IN CLOSET
• END-UNIT PRIVACY
• ACCESS TO AMENITIES
• SCENIC TRAILS

🏗️ New construction. The $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $390,356.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (22.0% below list).
• Recommended offer: $234k (22.0% 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.
• El Paso County Colorado School District 49 (urban): math 27% / reading 47% proficiency, ranked #27 of 86 in CO (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Falcon Elementary School of Technology (math 24% / reading 24%, grade F, #606 of 966 statewide, top 65%, 257 students, 48% FRL); Falcon Middle School (math 17% / reading 37%, grade F, #154 of 270 statewide, top 59%, 937 students, 27% FRL); Falcon High School (math 32% / reading 67%, grade D, #115 of 381 statewide, top 34%, 1,248 students, 23% FRL) — zoned schools average 33% FRL vs 17% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.7%/yr); 223 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent is only 17% of the median local income ($164k/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 (-1.2%/yr); year-one equity from $3k of loan paydown is wiped out by about $5k 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 230 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,911 (22.0% 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 230 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.13%
• Cash-on-cash: -11.31%
• DSCR: 0.50
• GRM: 13.9

CMA / ARV

• ARV (median comp): $390,356
• List price: $299,990
• Delta: -23.15%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-1.24% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.03×
• Total profit: $-105,822
• Equity at exit: $89,829

10-year hold

• IRR: -21.3%
• Equity multiple: -0.60×
• Total profit: $-174,921
• Equity at exit: $90,629

Cash invested: $109,300 (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 80927

• Home prices YoY: -0.7%
• Rents YoY: -4.7%
• Active inventory: 223
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$2,047
• Tax est. 1.5%: −$488 /mo · $5,855/yr
• Insurance: −$163
• HOA: −$180
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-1,030

Break-even live

Break-even rent $3,643

Max offer price $241,347

Occupancy floor —

Sensitivity live

Price	-10% $-760	-5% $-895	+0% $-1,030	+5% $-1,165	+10% $-1,300
Rent	-10% $-1,215	-5% $-1,122	+0% $-1,030	+5% $-937	+10% $-845
Rate	-1.0pp $-833	-0.5pp $-930	base $-1,030	+0.5pp $-1,131	+1.0pp $-1,234

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: $97,589
• Closing costs: $11,711
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9286 Henson Pl Colorado Springs, CO	3.0	2.5	1400	$2,200	$1.57	4d	1	0.12mi
6087 Notch Top Way Colorado Springs, CO	3.0	2.0	1436	$2,315	$1.61	4d	1	0.37mi
6027 Notch Top Way Colorado Springs, CO	3.0	2.5	1450	$2,400	$1.66	4d	1	0.38mi
6031 Notch Top Way Colorado Springs, CO	3.0	2.0	1436	$2,475	$1.72	23d	1	0.39mi
9454 Crosshaven Vw Colorado Springs, CO	2.0	2.5	1280	$1,975	$1.54	4d	1	0.71mi
6463 Crossdrum Pt Colorado Springs, CO	2.0	2.0	1280	$2,150	$1.68	12d	1	0.77mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: poolgym

Listing history 18 events

1. 2026-06-21
   days on market $299,990 Active 230 DOM
2. 2026-06-18
   price $299,990 Active 227 DOM
3. 2026-06-18
   days on market $324,990 Active 227 DOM
4. 2026-06-17
   days on market $324,990 Active 226 DOM
5. 2026-06-16
   days on market $324,990 Active 225 DOM
6. 2026-06-15
   days on market $324,990 Active 224 DOM
7. 2026-06-14
   days on market $324,990 Active 222 DOM
8. 2026-06-13
   days on market $324,990 Active 221 DOM
9. 2026-06-10
   days on market $324,990 Active 219 DOM
10. 2026-06-09
    days on market $324,990 Active 218 DOM
11. 2026-06-08
    days on market $324,990 Active 217 DOM
12. 2026-06-07
    days on market $324,990 Active 216 DOM
13. 2026-06-05
    days on market $324,990 Active 213 DOM
14. 2026-06-03
    days on market $324,990 Active 212 DOM
15. 2026-06-03
    days on market $324,990 Active 211 DOM
16. 2026-06-01
    days on market $324,990 Active 210 DOM
17. 2026-05-31
    days on market $324,990 Active 209 DOM
18. 2025-11-03
    listed $324,990 Active 830-char remark

    Show marketing remark (830 chars)

    Let the Compass guide you home!. This bright and inviting duet-style home offers 3 bedrooms, 2 baths, and 1,008 square feet of efficient, well-balanced living across two levels. A spacious open-concept main floor connects the kitchen, dining, and great room areas for seamless everyday living. Upstairs, the primary suite includes a private bath and walk-in closet, while two additional bedrooms provide flexibility for family, guests, or a home office. With a 2-car garage, smart storage, and the added benefit of end-unit privacy, the Compass delivers everything you need in a home that fits your budget and your lifestyle. Enjoy access to Banning Lewis Ranch's incredible amenities, including parks, pools, fitness centers, award-winning schools, dog park, and miles of scenic trails, all within a vibrant, welcoming community.

ⓘ 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: $28,069
• − Mortgage interest: −$21,866
• − Property taxes: −$5,855
• − Insurance: −$1,952
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − HOA: −$2,160
• − Depreciation: −$11,356
• Taxable loss: −$19,611
• Est. tax savings @ 24.0%: +$4,707
• After-tax cash flow: $-7,651/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: El Paso County Colorado School District 49
• NCES district ID: 0803870
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $75,604
• Composite: 34.38/100
• National rank: #5210
• State rank: #27 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): 8,036
• Household income: $163,803
• Rent vs Own: 8.4% rent · 91.6% own

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 23% Two or more races 16% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 3% Romanian 3% Iranian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -1.24%
• Current HPI: 176.9533
• Rent YoY: ▼ -4.71%
• 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

1 event — show timeline

• 2025-11-03 Listed $324,990 Zillow