9240 Lytle Grv · Colorado Springs, CO 80927

$329,000

2 bd · 3.0 ba · 1,328 sqft · SingleFamily public records · 93 Days on market

Built 2023 2,503 sqft lot $248/sqft · 12% below area Est $372k · 12% under

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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).

• ARV discount +12.7/15.0
• Cash flow +8.1/30.0
• Appreciation +4.4/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.6/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

Incredible home in banning lewis ranch that you will love from the moment you step through the front door. Immaculately taken care of to set the stage for the next home owner this home is pristine. The living room flows seamlessly into the dining and kitchen area making it the perfect gathering space. The kitchen boats a large barstool height center island, stainless steel appliances, pantry, and ample cabinet and counter space. The upper level has both bedrooms including the primary bedroom with spacious walk-in closet. Each bedroom having their own bathroom, one with a stand alone shower and the other a full bath. The laundry space completes the upper level. This home has it all and is ideally locating within the Banning Lewis Ranch community with amenities galore, including neighborhood schools within walking distance, over 65 acres of parks/trails/open space for hiking/biking, tennis courts, pickleball courts, basketball court, rock climbing, zip-lines, access to pools, splash pad, water park, and dog park. The recreation center houses a fitness center and regularly hosts classes and events for all ages. In the summer months, catch a neighborhood concert, festival, food trucks, farmers market or enjoy other regular community events. This community has it all.

Key facts

• Pickleball courts
• Tennis courts
• Basketball court

Tags

• STAINLESS STEEL APPLIANCES
• SPACIOUS WALK-IN CLOSET
• OVER 65 ACRES OF PARKS
• TENNIS COURTS
• PICKLEBALL COURTS
• BASKETBALL COURT

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (34.2% below list).
• Recommended offer: $217k (34.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• 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 16% 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 $2k of loan paydown is wiped out by about $4k 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 93 days — a 9% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $216,580 (34.2% 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 93 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 12.7

CMA / ARV

• ARV (median comp): $372,400
• List price: $329,000
• Delta: -6.04%
• 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
9286 Oro City Loop	0.23mi	3/2.5 (+1)	1,311 (-1%)	1mo	$414,999	$317	80
5715 Torrisdale Vw	0.25mi	2/2.0	1,366 (+3%)	2mo	$390,844	$286	78
9283 Oro City Loop	0.23mi	2/2.5	1,264 (-5%)	2mo	$357,875	$283	78
9298 Oro City Loop	0.24mi	3/1.5 (+1)	1,311 (-1%)	1mo	$389,999	$297	75
5716 Torrisdale Vw	0.27mi	2/2.0	1,246 (-6%)	1mo	$403,330	$324	72
5921 Haster Grv	0.34mi	2/2.0	1,400 (+5%)	2mo	$440,000	$314	70
9279 Oro City Loop	0.23mi	3/2.5 (+1)	1,448 (+9%)	1mo	$365,296	$252	67
5619 Bowerman Ln	0.19mi	3/2.5 (+1)	1,464 (+10%)	1mo	$418,685	$286	66
9299 Oro City Loop	0.25mi	3/2.5 (+1)	1,448 (+9%)	1mo	$376,983	$260	65
5728 Torrisdale Vw	0.27mi	2/2.0	1,527 (+15%)	1mo	$419,917	$275	58
5722 Torrisdale Vw	0.27mi	2/2.0	1,527 (+15%)	1mo	$416,569	$273	57
9361 Twin Sisters Dr	0.39mi	3/2.5 (+1)	1,464 (+10%)	1mo	$426,459	$291	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.40×
• Total profit: $-55,155
• Equity at exit: $75,710

10-year hold

• IRR: -10.4%
• Equity multiple: 0.17×
• Total profit: $-76,098
• Equity at exit: $76,384

Cash invested: $92,120 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-321

Break-even live

Break-even rent $2,572

Max offer price $272,319

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-228	+0% $-321	+5% $-414	+10% $-507
Rent	-10% $-492	-5% $-406	+0% $-321	+5% $-235	+10% $-150
Rate	-1.0pp $-155	-0.5pp $-237	base $-321	+0.5pp $-406	+1.0pp $-493

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: $82,250
• Closing costs: $9,870
• 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	0.05mi
6087 Notch Top Way Colorado Springs, CO	3.0	2.0	1436	$2,315	$1.61	4d	1	0.46mi
6027 Notch Top Way Colorado Springs, CO	3.0	2.5	1450	$2,400	$1.66	4d	1	0.47mi
6031 Notch Top Way Colorado Springs, CO	3.0	2.0	1436	$2,475	$1.72	23d	1	0.48mi
9454 Crosshaven Vw Colorado Springs, CO	2.0	2.5	1280	$1,975	$1.54	4d	1	0.79mi
6463 Crossdrum Pt Colorado Springs, CO	2.0	2.0	1280	$2,150	$1.68	12d	1	0.84mi

Listing history 20 events

1. 2026-06-21
   pricedays on market $329,000 Active 93 DOM
2. 2026-06-18
   days on market $349,900 Active 90 DOM
3. 2026-06-17
   days on market $349,900 Active 89 DOM
4. 2026-06-16
   days on market $349,900 Active 88 DOM
5. 2026-06-15
   days on market $349,900 Active 87 DOM
6. 2026-06-14
   days on market $349,900 Active 85 DOM
7. 2026-06-13
   days on market $349,900 Active 84 DOM
8. 2026-06-10
   days on market $349,900 Active 82 DOM
9. 2026-06-09
   days on market $349,900 Active 81 DOM
10. 2026-06-08
    days on market $349,900 Active 80 DOM
11. 2026-06-07
    days on market $349,900 Active 79 DOM
12. 2026-06-05
    days on market $349,900 Active 76 DOM
13. 2026-06-03
    days on market $349,900 Active 75 DOM
14. 2026-06-03
    days on market $349,900 Active 74 DOM
15. 2026-06-01
    days on market $349,900 Active 73 DOM
16. 2026-05-31
    days on market $349,900 Active 72 DOM
17. 2026-05-07
    price $349,900 1283-char remark

    Show marketing remark (1283 chars)

    Incredible home in banning lewis ranch that you will love from the moment you step through the front door. Immaculately taken care of to set the stage for the next home owner this home is pristine. The living room flows seamlessly into the dining and kitchen area making it the perfect gathering space. The kitchen boats a large barstool height center island, stainless steel appliances, pantry, and ample cabinet and counter space. The upper level has both bedrooms including the primary bedroom with spacious walk-in closet. Each bedroom having their own bathroom, one with a stand alone shower and the other a full bath. The laundry space completes the upper level. This home has it all and is ideally locating within the Banning Lewis Ranch community with amenities galore, including neighborhood schools within walking distance, over 65 acres of parks/trails/open space for hiking/biking, tennis courts, pickleball courts, basketball court, rock climbing, zip-lines, access to pools, splash pad, water park, and dog park. The recreation center houses a fitness center and regularly hosts classes and events for all ages. In the summer months, catch a neighborhood concert, festival, food trucks, farmers market or enjoy other regular community events. This community has it all.

18. 2026-04-23
    price $360,000 1283-char remark

    Show marketing remark (1283 chars)

    Incredible home in banning lewis ranch that you will love from the moment you step through the front door. Immaculately taken care of to set the stage for the next home owner this home is pristine. The living room flows seamlessly into the dining and kitchen area making it the perfect gathering space. The kitchen boats a large barstool height center island, stainless steel appliances, pantry, and ample cabinet and counter space. The upper level has both bedrooms including the primary bedroom with spacious walk-in closet. Each bedroom having their own bathroom, one with a stand alone shower and the other a full bath. The laundry space completes the upper level. This home has it all and is ideally locating within the Banning Lewis Ranch community with amenities galore, including neighborhood schools within walking distance, over 65 acres of parks/trails/open space for hiking/biking, tennis courts, pickleball courts, basketball court, rock climbing, zip-lines, access to pools, splash pad, water park, and dog park. The recreation center houses a fitness center and regularly hosts classes and events for all ages. In the summer months, catch a neighborhood concert, festival, food trucks, farmers market or enjoy other regular community events. This community has it all.

19. 2026-03-20
    listed $379,000 Active 1283-char remark

    Show marketing remark (1283 chars)

    Incredible home in banning lewis ranch that you will love from the moment you step through the front door. Immaculately taken care of to set the stage for the next home owner this home is pristine. The living room flows seamlessly into the dining and kitchen area making it the perfect gathering space. The kitchen boats a large barstool height center island, stainless steel appliances, pantry, and ample cabinet and counter space. The upper level has both bedrooms including the primary bedroom with spacious walk-in closet. Each bedroom having their own bathroom, one with a stand alone shower and the other a full bath. The laundry space completes the upper level. This home has it all and is ideally locating within the Banning Lewis Ranch community with amenities galore, including neighborhood schools within walking distance, over 65 acres of parks/trails/open space for hiking/biking, tennis courts, pickleball courts, basketball court, rock climbing, zip-lines, access to pools, splash pad, water park, and dog park. The recreation center houses a fitness center and regularly hosts classes and events for all ages. In the summer months, catch a neighborhood concert, festival, food trucks, farmers market or enjoy other regular community events. This community has it all.

20. 2024-01-19
    soldstatus $339,055

ⓘ 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: $2,033 · $169/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,990
• − Mortgage interest: −$18,429
• − Property taxes: −$2,033
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$9,571
• Taxable loss: −$9,847
• Est. tax savings @ 24.0%: +$2,363
• After-tax cash flow: $-1,487/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

+3.2% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $349,900 elevateMLS
• 2026-04-23 Price Changed $360,000 elevateMLS
• 2026-03-20 Listed $379,000 elevateMLS
• 2024-01-19 Sold (Public Records) $339,055 Public Records

Property tax history

+431.5%/yr

Latest (2024): $2,033 · +88.9% YoY. Source: county tax records.