471 Duesouth Rd · Florissant, CO 80816

$379,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 25 Days on market

Built 2003 0.52 ac lot Est $415k · 8% under $4/mo HOA

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Why this score? — see what drove the C 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 +22.7/30.0
• ARV discount +11.3/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away in Colorado Mountain Estates, this inviting ranch-style home offers the ease of true main-level living with mountain charm and low-maintenance features. The stucco exterior and durable metal roof provide peace of mind, while the front and back decks offer great spaces to relax and enjoy the Colorado outdoors. Inside, vaulted ceilings create an open feel throughout the main living area. The living room features a cozy gas fireplace, perfect for cool mountain evenings. The spacious kitchen provides plenty of room for cooking and entertaining and flows into the dining area with direct access to the back deck for easy indoor/outdoor living. This home includes 3 bedrooms, 2 bathrooms, a 2-car attached garage, and a fully fenced backyard with room for pets, play, or simply enjoying your own private outdoor space. Comfort, convenience, and mountain living all come together in this welcoming home.

Key facts

• Cozy gas fireplace
• Metal roof
• Front and back decks

Tags

• MAIN-LEVEL LIVING
• STUCCO EXTERIOR
• METAL ROOF
• FRONT AND BACK DECKS
• VAULTED CEILINGS
• COZY GAS FIREPLACE

Property features AI

Finance

• HOA & community: Part of Colorado Mountain Estates association; Professionally managed; Annual association fee of $50

Exterior

• Parking: Attached 2-car garage; Two total parking spaces
• Utilities: Electricity connected; Natural gas connected; Septic tank
• Home design: Single-family house; One story; Property is unattached; Individual ownership
• Construction: Stucco construction; Metal roof; Crawl space basement
• Exterior features: Partial fencing; Level meadow-like lot; Dirt road frontage on a publicly maintained road; Zoned R-1

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two bathrooms (one full, one three-quarter), both on the main level
• Heating & cooling: Forced-air heating (natural gas)
• Interior features: Ceiling fans; High-speed internet available; Tile countertops; Walk-in closet(s); Gas fireplace in living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (3.4% below list).
• Recommended offer: $367k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 3.3% in Florissant — 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 57/100 on livability (#311 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A, housing A-; Watch: amenities F, commute F, employment F.
• Cripple Creek-Victor School District No. Re-1 (rural): math 10% / reading 25% proficiency, ranked #157 of 176 in CO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cresson Elementary School (math 10% / reading 54%, grade F, #469 of 966 statewide, top 49%, 137 students, 73% FRL); Cripple Creek-Victor Junior-Senior High School (math 12% / reading 24%, grade F, #337 of 381 statewide, top 88%, 176 students, 49% FRL).
• Market conditions: 281 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 148 units permitted in Teller County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Teller County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $366,800 (3.4% below list)

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. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $414,656
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
484 Due South Rd	0.04mi	2/2.0 (-1)	1,360 (+12%)	1mo	$413,000	$304	73
23 Wasatch Ln	0.19mi	3/2.0	1,372 (+13%)	2mo	$360,000	$262	68
247 Turnabout Ln	0.24mi	3/2.0	1,288 (+6%)	17mo	$475,000	$369	65
393 S Mountain Estates Rd	0.45mi	3/2.0	1,255 (+3%)	15mo	$490,000	$390	61
192 Dillon Ln	0.38mi	3/2.0	1,067 (-12%)	10mo	$495,000	$464	54
441 Paint Pony Ln	0.69mi	2/1.0 (-1)	1,200 (-1%)	6mo	$319,000	$266	52
26 Homestead Ln	0.26mi	2/1.0 (-1)	1,107 (-9%)	21mo	$377,000	$341	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-19,961
• Equity at exit: $56,644

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $35,684
• Equity at exit: $32,847

Cash invested: $106,372 (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 80816

• Home prices YoY: -18.1%
• Active inventory: 281
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,668 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$158
• HOA: −$4
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $656

Break-even live

Break-even rent $2,838

Max offer price $379,900

Occupancy floor 77%

Sensitivity live

Price	-10% $871	-5% $764	+0% $656	+5% $548	+10% $441
Rent	-10% $366	-5% $511	+0% $656	+5% $801	+10% $946
Rate	-1.0pp $847	-0.5pp $753	base $656	+0.5pp $558	+1.0pp $457

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1823 S Mountain Estates Rd Florissant, CO	3.0	2.0	1314	$3,668	$2.79	13d	1	1.49mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: gas

Listing history 44 events

1. 2026-06-21
   days on market $379,900 Active 25 DOM
2. 2026-06-18
   days on market $379,900 Active 22 DOM
3. 2026-06-17
   price $379,900 Active 21 DOM
4. 2026-06-17
   days on market $395,000 Active 21 DOM
5. 2026-06-16
   days on market $395,000 Active 20 DOM
6. 2026-06-15
   days on market $395,000 Active 19 DOM
7. 2026-06-14
   days on market $395,000 Active 17 DOM
8. 2026-06-13
   days on market $395,000 Active 16 DOM
9. 2026-06-10
   days on market $395,000 Active 14 DOM
10. 2026-06-09
    days on market $395,000 Active 13 DOM
11. 2026-06-08
    days on market $395,000 Active 12 DOM
12. 2026-06-07
    days on market $395,000 Active 11 DOM
13. 2026-06-03
    days on market $395,000 Active 7 DOM
14. 2026-06-03
    days on market $395,000 Active 6 DOM
15. 2026-06-01
    days on market $395,000 Active 5 DOM
16. 2026-05-31
    days on market $395,000 Active 4 DOM
17. 2026-05-27
    listed $395,000 Active 914-char remark

    Show marketing remark (920 chars)

    Tucked away in Colorado Mountain Estates, this inviting ranch-style home offers the ease of true main-level living with mountain charm and low-maintenance features. The stucco exterior and durable metal roof provide peace of mind, while the front and back decks offer great spaces to relax and enjoy the Colorado outdoors. Inside, vaulted ceilings create an open feel throughout the main living area. The living room features a cozy gas fireplace, perfect for cool mountain evenings. The spacious kitchen provides plenty of room for cooking and entertaining and flows into the dining area with direct access to the back deck for easy indoor/outdoor living. This home includes 3 bedrooms, 2 bathrooms, a 2-car attached garage, and a fully fenced backyard with room for pets, play, or simply enjoying your own private outdoor space. Comfort, convenience, and mountain living all come together in this welcoming home.

18. 2026-05-27
    listed $395,000 Active 920-char remark

    Show marketing remark (920 chars)

    Tucked away in Colorado Mountain Estates, this inviting ranch-style home offers the ease of true main-level living with mountain charm and low-maintenance features. The stucco exterior and durable metal roof provide peace of mind, while the front and back decks offer great spaces to relax and enjoy the Colorado outdoors. Inside, vaulted ceilings create an open feel throughout the main living area. The living room features a cozy gas fireplace, perfect for cool mountain evenings. The spacious kitchen provides plenty of room for cooking and entertaining and flows into the dining area with direct access to the back deck for easy indoor/outdoor living. This home includes 3 bedrooms, 2 bathrooms, a 2-car attached garage, and a fully fenced backyard with room for pets, play, or simply enjoying your own private outdoor space. Comfort, convenience, and mountain living all come together in this welcoming home.

19. 2026-05-27
    listed $395,000 Active 920-char remark

    Show marketing remark (920 chars)

    Tucked away in Colorado Mountain Estates, this inviting ranch-style home offers the ease of true main-level living with mountain charm and low-maintenance features. The stucco exterior and durable metal roof provide peace of mind, while the front and back decks offer great spaces to relax and enjoy the Colorado outdoors. Inside, vaulted ceilings create an open feel throughout the main living area. The living room features a cozy gas fireplace, perfect for cool mountain evenings. The spacious kitchen provides plenty of room for cooking and entertaining and flows into the dining area with direct access to the back deck for easy indoor/outdoor living. This home includes 3 bedrooms, 2 bathrooms, a 2-car attached garage, and a fully fenced backyard with room for pets, play, or simply enjoying your own private outdoor space. Comfort, convenience, and mountain living all come together in this welcoming home.

20. 2023-11-14
    soldstatus $350,000
21. 2023-11-13
    soldstatus $350,000 Closed
22. 2023-11-13
    soldstatus $350,000 Sold
23. 2023-11-13
    soldstatus $350,000 Sold
24. 2023-11-08
    historical
25. 2023-10-18
    status Pending
26. 2023-10-18
    status Pending Accepting Backup Offers
27. 2023-10-18
    historical Under Contract - Showing
28. 2023-09-25
    price $359,000
29. 2023-09-25
    price $359,000
30. 2023-09-24
    price $359,000
31. 2023-08-19
    price $379,000
32. 2023-08-18
    price $379,000
33. 2023-08-18
    price $379,000
34. 2023-07-27
    price $399,000
35. 2023-07-27
    price $399,000
36. 2023-07-26
    price $399,000
37. 2023-07-08
    listed $425,000 Active
38. 2023-07-08
    listed $425,000 Active
39. 2023-06-17
    listed $425,000 Active
40. 2011-10-14
    soldstatus $162,400
41. 2005-02-22
    soldstatus $164,900
42. 2005-02-22
    soldstatus $164,900
43. 2004-02-23
    soldstatus $163,000
44. 2003-04-28
    soldstatus $10,000

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $2,089 · $174/mo
• Expected delta: +$1,043/yr (+$87/mo · 99.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥81°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,016
• − Mortgage interest: −$21,280
• − Property taxes: −$1,046
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,521
• − Management: −$3,521
• − HOA: −$48
• − Depreciation: −$11,052
• Taxable income: $1,647
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $7,476/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: Cripple Creek-Victor School District No. Re-1
• NCES district ID: 0803180
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $48,346
• Composite: 19.0/100
• National rank: #13980
• State rank: #157 of 176 in CO

Livability — Florissant

• Score: 57/100
• State rank: #311
• US rank: #22011

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,372

Population outlook (Teller County) Hauer SSP2

• Today (2025): 22,404 people
• By 2030: 21,527 · -3.9%
• By 2040: 19,356 · -13.6%
• By 2050: 17,462 · -22.1%
• By 2075: 14,658 · -34.6%
• By 2100: 11,982 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 6% Slovak 5% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Teller

• 2024 margin: Solid R (+35.5) · D 31.0% · R 66.5% · Other 2.5%
• 2008→2024 swing: -7.3pp toward R · 2008: -28.1pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+35.2 2016: R+42.5 2012: R+33.1 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.52%
• Current HPI: 332.3075
• Rent YoY: —
• Metro: —
• 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

+3850.0% since first listed

28 events — show timeline

• 2026-05-27 Listed $395,000 elevateMLS
• 2026-05-27 Listed $395,000 REColorado as Distributed by MLS Grid
• 2026-05-27 Listed $395,000 IRES
• 2023-11-14 Sold (Public Records) $350,000 Public Records
• 2023-11-13 Sold (MLS) $350,000 elevateMLS
• 2023-11-13 Sold (MLS) $350,000 IRES
• 2023-11-13 Sold (MLS) $350,000 REColorado as Distributed by MLS Grid
• 2023-11-08 Delisted — elevateMLS
• 2023-10-18 Pending — IRES
• 2023-10-18 Pending — REColorado as Distributed by MLS Grid
• 2023-10-18 Contingent — elevateMLS
• 2023-09-25 Price Changed $359,000 REColorado as Distributed by MLS Grid
• 2023-09-25 Price Changed $359,000 IRES
• 2023-09-24 Price Changed $359,000 elevateMLS
• 2023-08-19 Price Changed $379,000 REColorado as Distributed by MLS Grid
• 2023-08-18 Price Changed $379,000 IRES
• 2023-08-18 Price Changed $379,000 elevateMLS
• 2023-07-27 Price Changed $399,000 REColorado as Distributed by MLS Grid
• 2023-07-27 Price Changed $399,000 IRES
• 2023-07-26 Price Changed $399,000 elevateMLS
• 2023-07-08 Listed $425,000 IRES
• 2023-07-08 Listed $425,000 REColorado as Distributed by MLS Grid
• 2023-06-17 Listed $425,000 elevateMLS
• 2011-10-14 Sold (Public Records) $162,400 Public Records
• 2005-02-22 Sold (Public Records) $164,900 Public Records
• 2005-02-22 Sold (Public Records) $164,900 Public Records
• 2004-02-23 Sold (Public Records) $163,000 Public Records
• 2003-04-28 Sold (Public Records) $10,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,046 · +11.7% YoY. Source: county tax records.