Glenborough Plan · Colorado Springs, CO 80919

$228,000

2 bd · 1.0 ba · 1,220 sqft · Condo · 953 Days on market

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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
• Schools +5.1/10.0
• Cash flow +4.2/30.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOW OPEN! In addition to being home to breathtaking Rocky Mountain views, Colorado Springs is now home to Village Cooperative's newest (55+) community for active adults! The Village Cooperative of Ute Valley in Colorado Springs offers a worry-free lifestyle - whether you are working or retired - at a value you can afford to keep you actively living in this beautiful area! This cooperative community features 55 homes in one bedroom, two bedroom, and two bedroom with den layouts designed specifically for seniors and retirees. The homes range in size from approximately 900 sq. ft. to 1,600 sq. ft. of one-level living space within a three-story building built over a secure underground parking. Contact us for availability!

Key facts

• Garage
• Listed 953 days

🏢 Co-op / cooperative unit. The $228,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $228k.

Deal economics

• At list price, monthly cash flow is $-816 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (29.4% below list).
• Recommended offer: $161k (29.4% 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.
• Academy School District No. 20 In The County Of El Paso An (urban): math 45% / reading 65% proficiency, ranked #8 of 86 in CO (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 227 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 ($120k/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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 953 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,935 (29.4% 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 953 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.53% ✗
• Cap rate: 3.05%
• Cash-on-cash: -11.58%
• DSCR: 0.48
• GRM: 15.6

CMA / ARV

• ARV (median comp): $302,008
• List price: $228,000
• Delta: -24.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.56% rent growth · sell at horizon

5-year hold

• IRR: -39.1%
• Equity multiple: -0.22×
• Total profit: $-103,167
• Equity at exit: $45,030

10-year hold

• IRR: -71.0%
• Equity multiple: -0.96×
• Total profit: $-165,800
• Equity at exit: $26,112

Cash invested: $84,562 (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 80919

• Rents YoY: 1.6%
• Active inventory: 227
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$1,584
• Tax est. 1.5%: −$378 /mo · $4,530/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-816

Break-even live

Break-even rent $2,642

Max offer price $183,972

Occupancy floor —

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: $75,502
• Closing costs: $9,060
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5824 Walsh Point Dr Colorado Springs, CO	1.0–3.0	1.0–2.0	1062	$1,901	$1.79	2d	26	0.47mi
260 Rim View Dr Colorado Springs, CO	1.0–2.0	1.0–2.0	877	$1,726	$1.97	2d	12	0.53mi
5400 N Nevada Ave Colorado Springs, CO	1.0–3.0	1.0–2.0	875	$1,187	$1.36	3d	14	0.56mi
5965 Nora Pt Colorado Springs, CO	1.0	1.0	750	$1,633	$2.18	14d	1	0.73mi
4760 Rusina Rd Colorado Springs, CO	1.0–2.0	1.0–2.0	705	$1,441	$2.04	3d	14	0.76mi
6550 Delmonico Dr Colorado Springs, CO	3.0	2.0	1406	$2,000	$1.42	3d	1	1.06mi
144 W Rockrimmon Blvd #302 Colorado Springs, CO	2.0	1.5	1232	$1,725	$1.40	23d	1	1.28mi
830 Vindicator Dr Colorado Springs, CO	1.0–2.0	1.0–2.0	955	$1,455	$1.52	2d	13	1.32mi
6740 Overland Dr Colorado Springs, CO	2.0	2.0	1088	$2,500	$2.30	23d	1	1.35mi
4311 N Chestnut St Apt 1 Colorado Springs, CO	2.0	1.0	850	$925	$1.09	23d	1	1.41mi
4311 N Chestnut St Unit 2 Colorado Springs, CO	1.0	1.0	700	$925	$1.32	23d	1	1.41mi
1120 Old Dutch Mill Rd Unit A Colorado Springs, CO	2.0	1.5	875	$1,014	$1.16	23d	1	1.41mi
1120 Old Dutch Mill Rd Colorado Springs, CO	2.0	2.0	875	$1,014	$1.16	3d	1	1.41mi
309 Redwood Dr Colorado Springs, CO	3.0	1.0	829	$2,000	$2.41	23d	1	1.42mi
6855 Delmonico Dr Unit 6855 B Colorado Springs, CO	2.0	1.5	895	$1,495	$1.67	14d	1	1.45mi
6490 Yvonne Way Colorado Springs, CO	2.0	1.0	1000	$1,925	$1.93	14d	3	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $228,000 Active 953 DOM
2. 2026-06-17
   days on market $228,000 Active 952 DOM
3. 2026-06-16
   days on market $228,000 Active 951 DOM
4. 2026-06-15
   days on market $228,000 Active 950 DOM
5. 2026-06-14
   days on market $228,000 Active 948 DOM
6. 2026-06-13
   days on market $228,000 Active 947 DOM
7. 2026-06-10
   days on market $228,000 Active 945 DOM
8. 2026-06-09
   days on market $228,000 Active 944 DOM
9. 2026-06-08
   days on market $228,000 Active 943 DOM
10. 2026-06-07
    days on market $228,000 Active 942 DOM
11. 2026-06-05
    days on market $228,000 Active 939 DOM
12. 2026-06-03
    days on market $228,000 Active 938 DOM
13. 2026-06-03
    days on market $228,000 Active 937 DOM
14. 2026-06-01
    days on market $228,000 Active 936 DOM
15. 2026-05-31
    days on market $228,000 Active 935 DOM
16. 2026-02-03
    price $228,000 727-char remark

    Show marketing remark (727 chars)

    NOW OPEN! In addition to being home to breathtaking Rocky Mountain views, Colorado Springs is now home to Village Cooperative's newest (55+) community for active adults! The Village Cooperative of Ute Valley in Colorado Springs offers a worry-free lifestyle - whether you are working or retired - at a value you can afford to keep you actively living in this beautiful area! This cooperative community features 55 homes in one bedroom, two bedroom, and two bedroom with den layouts designed specifically for seniors and retirees. The homes range in size from approximately 900 sq. ft. to 1,600 sq. ft. of one-level living space within a three-story building built over a secure underground parking. Contact us for availability!

17. 2026-01-29
    price $246,000 727-char remark

    Show marketing remark (727 chars)

    NOW OPEN! In addition to being home to breathtaking Rocky Mountain views, Colorado Springs is now home to Village Cooperative's newest (55+) community for active adults! The Village Cooperative of Ute Valley in Colorado Springs offers a worry-free lifestyle - whether you are working or retired - at a value you can afford to keep you actively living in this beautiful area! This cooperative community features 55 homes in one bedroom, two bedroom, and two bedroom with den layouts designed specifically for seniors and retirees. The homes range in size from approximately 900 sq. ft. to 1,600 sq. ft. of one-level living space within a three-story building built over a secure underground parking. Contact us for availability!

18. 2023-11-08
    listed $216,000 Active 727-char remark

    Show marketing remark (727 chars)

    NOW OPEN! In addition to being home to breathtaking Rocky Mountain views, Colorado Springs is now home to Village Cooperative's newest (55+) community for active adults! The Village Cooperative of Ute Valley in Colorado Springs offers a worry-free lifestyle - whether you are working or retired - at a value you can afford to keep you actively living in this beautiful area! This cooperative community features 55 homes in one bedroom, two bedroom, and two bedroom with den layouts designed specifically for seniors and retirees. The homes range in size from approximately 900 sq. ft. to 1,600 sq. ft. of one-level living space within a three-story building built over a secure underground parking. Contact us for availability!

ⓘ 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: $19,312
• − Mortgage interest: −$16,917
• − Property taxes: −$4,530
• − Insurance: −$1,510
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$8,786
• Taxable loss: −$15,521
• Est. tax savings @ 24.0%: +$3,725
• After-tax cash flow: $-6,064/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: Academy School District No. 20 In The County Of El Paso An
• NCES district ID: 0801920
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 65% ▲ 1.00%
• Median HH income: $89,325
• Composite: 50.62/100
• National rank: #1840
• State rank: #8 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): 27,787
• Household income: $119,518
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 500.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 14% Hispanic / Latino 13% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Romanian 4% Portuguese 3%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -295.50%
• Current HPI: 251.5803
• Rent YoY: ▲ 1.56%
• 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

+5.6% since first listed

3 events — show timeline

• 2026-02-03 Price Changed $228,000 Zillow
• 2026-01-29 Price Changed $246,000 Zillow
• 2023-11-08 Listed $216,000 Zillow