4820 Live Oak Dr · Colorado Springs, CO 80916

$89,900

2 bd · 2.0 ba · 1,012 sqft · Townhouse public records · 1 Days on market

Built 1985 3,049 sqft lot $253/mo HOA · 14% of rent

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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

PROPERTY IN NEED OF TOTAL REHAB.

Key facts

• $253 HOA
• Garage
• Built 1985

Property features AI

Finance

• Financial info: Cash and conventional financing accepted
• HOA & community: HOA with monthly fee of $253; Community green areas; Playground

Exterior

• Parking: Attached 1-car garage
• Utilities: Municipal water; Electricity available; Gas available
• Home design: Townhouse (inside unit)
• Construction: Wood frame construction; Masonite-type siding; Composite shingle roof; Crawl space foundation; Existing home
• Exterior features: Rear fence; Concrete patio; Landscaped yard; City view; Level lot; Near schools and shopping

Interior

• Bedrooms: Upper-level bedrooms
• Bathrooms: One full bath; One half bath
• Heating & cooling: Forced air heating; Ceiling fan cooling
• Interior features: One wood-burning fireplace; Ceiling fans
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 13.8% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $89,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.94% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.64%
• DSCR: 2.19
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $228,712
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4822 Live Oak Dr	0.00mi	2/2.0	1,012 (0%)	1mo	$179,000	$177	99
4809 Live Oak Dr	0.03mi	2/3.0	1,102 (+9%)	4mo	$222,500	$202	76
3150 Starlight Cir	0.61mi	2/2.0	928 (-8%)	8mo	$249,000	$268	52
4210 Charleston Dr	0.69mi	2/1.0	1,064 (+5%)	12mo	$183,000	$172	46
3033 Starlight Cir	0.69mi	2/1.5	928 (-8%)	13mo	$225,000	$242	41
3018 Starlight Cir	0.69mi	2/1.5	928 (-8%)	14mo	$210,000	$226	40
3077 Starlight Cir	0.69mi	2/1.5	928 (-8%)	16mo	$205,000	$221	39
3037 Starlight Cir	0.69mi	2/2.0	928 (-8%)	20mo	$236,400	$255	38
3084 Starlight Cir	0.70mi	2/2.0	928 (-8%)	22mo	$243,000	$262	35

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 · 2.36% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.80×
• Total profit: $20,051
• Equity at exit: $13,404

10-year hold

• IRR: 27.6%
• Equity multiple: 3.36×
• Total profit: $59,362
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$471
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$37
• HOA: −$253
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $559

Break-even live

Break-even rent $1,041

Max offer price $89,900

Occupancy floor 63%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4815 Tory Ridge Dr Colorado Springs, CO	3.0	2.5	1415	$2,850	$2.01	2d	1	0.18mi
3448 Kingfisher Nest Grv Colorado Springs, CO	2.0	2.5	1216	$1,600	$1.32	23d	1	0.31mi
4919 Rusty Nail Pt Colorado Springs, CO	3.0	1.5	1237	$1,900	$1.54	2d	1	0.37mi
3127 Moonbeam Cir S Colorado Springs, CO	3.0	2.0	1482	$2,099	$1.42	2d	1	0.49mi
4287 Deerfield Hills Rd Colorado Springs, CO	3.0	1.5	1138	$2,150	$1.89	2d	1	0.49mi
3445 Cochran Dr Unit B Colorado Springs, CO	2.0	1.0	884	$1,400	$1.58	23d	1	0.51mi
3475 Cochran Dr Colorado Springs, CO	2.0	1.0	884	$1,250	$1.41	21d	1	0.51mi
3310 Cochran Dr Unit D Colorado Springs, CO	2.0	1.0	850	$1,249	$1.47	23d	1	0.51mi
5150 Selby Ranch Pt Colorado Springs, CO	3.0–4.0	2.5–3.5	1626	$2,365	$1.45	2d	93	0.52mi
3480 Cochran Dr Colorado Springs, CO	2.0	1.0	884	$995	$1.13	21d	1	0.53mi
3459 Springnite Dr Colorado Springs, CO	3.0	2.0	1351	$1,700	$1.26	23d	1	0.59mi
4027 Charleston Dr Colorado Springs, CO	3.0	2.0	1232	$2,000	$1.62	14d	1	0.63mi
2702 Dickens Dr Colorado Springs, CO	3.0	2.0	1300	$2,093	$1.61	14d	1	0.65mi
4287 Deerfield Hills Dr Colorado Springs, CO	3.0	1.5	1138	$2,150	$1.89	2d	1	0.66mi
3178 Starlight Cir Colorado Springs, CO	2.0	1.5	928	$1,550	$1.67	23d	1	0.68mi
3080 Starlight Cir Colorado Springs, CO	2.0	2.0	928	$1,650	$1.78	23d	1	0.73mi
3066 Starlight Cir Colorado Springs, CO	2.0	1.5	928	$1,300	$1.40	2d	1	0.73mi
4221 Baytown Dr Unit 4221 Colorado Springs, CO	2.0	2.0	1067	$1,650	$1.55	21d	1	0.74mi
2521 Astrozon Cir Unit 2525 Colorado Springs, CO	2.0	1.0	800	$1,395	$1.74	14d	1	0.81mi
2521 Astrozon Cir Unit 2523 Colorado Springs, CO	2.0	1.0	800	$1,395	$1.74	2d	1	0.81mi
4062 Baytown Dr Colorado Springs, CO	2.0	2.0	1232	$1,795	$1.46	23d	1	0.81mi
4840 Manzana Dr Colorado Springs, CO	1.0–2.0	1.0	700	$1,350	$1.93	3d	7	0.83mi
3860 Patrick Dr Unit 21 Colorado Springs, CO	2.0	1.0	1000	$1,429	$1.43	14d	1	0.85mi
3885 Lakehurst Dr Colorado Springs, CO	1.0–2.0	1.0	578	$1,253	$2.17	2d	10	0.88mi
3815 Lakehurst Dr Colorado Springs, CO	2.0	1.0	700	$1,241	$1.77	23d	1	0.89mi
4537 Lamplighter Cir Colorado Springs, CO	2.0	1.5	1028	$1,195	$1.16	2d	1	0.90mi
4603 Ports Down Ln Unit 1545850P Colorado Springs, CO	3.0	2.0	1496	$4,193	$2.80	14d	1	1.15mi
2730 Bentley Pt Colorado Springs, CO	1.0–2.0	1.0–2.0	715	$1,111	$1.55	23d	8	1.43mi
1960 S Chelton Rd Colorado Springs, CO	3.0	1.0–2.0	810	$1,223	$1.51	23d	1	1.45mi

HOA detail

• Monthly dues: $253 · $3,036/yr

Listing history 7 events

1. 2026-05-17
   listed $89,900 Active
2. 2026-05-17
   status Pending
3. 2016-07-01
   soldstatus $127,000
4. 2003-04-24
   soldstatus $90,537
5. 2001-11-01
   soldstatus $91,500
6. 1996-03-29
   soldstatus $67,000
7. 1992-07-16
   soldstatus $26,000

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $723 · $60/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 3/10 Moderate 7 d/yr ≥90°F today · 18 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: $20,976
• − Mortgage interest: −$5,036
• − Property taxes: −$723
• − Insurance: −$450
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − HOA: −$3,036
• − Depreciation: −$2,615
• Taxable income: $5,760
• Est. tax owed @ 24.0%: −$1,382
• After-tax cash flow: $5,323/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

Price history

+245.8% since first listed

7 events — show timeline

• 2026-05-17 Listed $89,900 elevateMLS
• 2026-05-17 Pending — elevateMLS
• 2016-07-01 Sold (Public Records) $127,000 Public Records
• 2003-04-24 Sold (Public Records) $90,537 Public Records
• 2001-11-01 Sold (Public Records) $91,500 Public Records
• 1996-03-29 Sold (Public Records) $67,000 Public Records
• 1992-07-16 Sold (Public Records) $26,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $723 · +39.0% YoY. Source: county tax records.