8484 Talc Dr · Colorado Springs, CO 80938

$479,999

5 bd · 4.0 ba · 2,266 sqft · SingleFamily public records · 84 Days on market

Built 2023 5,003 sqft lot $212/sqft · 6% below area Est $509k · 6% under ↓ 2% since listing

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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 +10.1/15.0
• Cash flow +7.8/30.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Skip the wait for new construction and step into this meticulously maintained, 2-year-old home in the heart of Colorado Springs’ growing East side. Offering a spacious 2,266 square feet across two light-filled levels, this 3-bedroom, 3-bathroom home provides the perfect blend of modern finishes and thoughtful upgrades. The main level is designed for effortless flow, anchored by a spacious kitchen. You’ll find upgraded, professional-grade appliances that are a rare luxury at this price point, making every meal a gourmet experience. Ascend to the second floor to discover the home’s "hidden gem"—a massive upper-level loft. This expansive second living room offers the ultimate flex space, whether you need a high-tech media room, or a secondary lounge for relaxation. The upgrades continue with high-quality custom blackout blinds installed throughout—an essential feature for shift workers, military members, or anyone seeking a peaceful sanctuary. The three generous bedrooms provide a quiet retreat, while the fully fenced backyard offers a secure and private space for pets, play, or weekend BBQs. Location is everything, and this home delivers. Enjoy a short, stress-free commute to Peterson and Schriever Space Force Bases, as well as quick access to the premier shopping, dining, and entertainment of the Powers and Marksheffel corridors. With a 2-car garage and the peace of mind that comes with newer, energy-efficient systems, this home is as practical as it is beautiful. Come experience the versatility and upgrades for yourself—schedule your private showing today!

Key facts

• 5,003 sq ft lot
• 2 garage spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-541 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (40.1% below list).
• Recommended offer: $288k (40.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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.
• Market conditions: 17 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($3k loan paydown + $14k appreciation (3.0% local appreciation)).
• El Paso County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($451k) 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 $287,717 (40.1% 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 84 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.60% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.83%
• DSCR: 0.79
• GRM: 13.9

CMA / ARV

• ARV (median comp): $509,047
• List price: $479,999
• Delta: -5.71%
• 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
8109 Phyllite Dr	0.17mi	4/2.5 (-1)	2,266 (0%)	8mo	$475,000	$210	74
4342 Kaolin Ct	0.28mi	5/4.0	2,319 (+2%)	10mo	$460,000	$198	74
5071 Amazonite Dr	0.18mi	5/3.5	2,342 (+3%)	13mo	$539,760	$230	73
8251 Graphite Dr	0.27mi	4/2.5 (-1)	2,266 (0%)	5mo	$464,000	$205	73
8340 Graphite Dr	0.18mi	4/3.0 (-1)	2,288 (+1%)	10mo	$480,000	$210	73
4374 Kaolin Ct	0.31mi	4/2.5 (-1)	2,342 (+3%)	3mo	$460,000	$196	66
4438 Kaolin Ct	0.32mi	4/2.5 (-1)	2,342 (+3%)	4mo	$453,000	$193	65
5051 Amazonite Dr	0.16mi	4/2.5 (-1)	2,342 (+3%)	13mo	$528,910	$226	65
4972 Amazonite Dr	0.12mi	4/2.5 (-1)	2,342 (+3%)	17mo	$529,210	$226	64
4942 Amazonite Dr	0.11mi	4/2.5 (-1)	2,342 (+3%)	18mo	$516,200	$220	64
5061 Amazonite Dr	0.18mi	4/2.5 (-1)	2,066 (-9%)	14mo	$518,285	$251	54
4902 Amazonite Dr	0.09mi	4/2.5 (-1)	2,066 (-9%)	19mo	$518,485	$251	54

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: 3.0%
• Equity multiple: 1.17×
• Total profit: $23,118
• Equity at exit: $215,828

10-year hold

• IRR: 6.4%
• Equity multiple: 1.97×
• Total profit: $130,272
• Equity at exit: $332,617

Cash invested: $134,400 (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 80938

• Active inventory: 17
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,877 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$97 /mo · $1,158/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-541

Break-even live

Break-even rent $3,562

Max offer price $384,477

Occupancy floor —

Sensitivity live

Price	-10% $-269	-5% $-405	+0% $-541	+5% $-677	+10% $-812
Rent	-10% $-768	-5% $-654	+0% $-541	+5% $-427	+10% $-313
Rate	-1.0pp $-299	-0.5pp $-419	base $-541	+0.5pp $-665	+1.0pp $-792

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8207 Basaltic Dr Colorado Springs, CO	4.0	3.0	2723	$3,000	$1.10	11d	1	0.20mi
7665 Firehawk Ln Colorado Springs, CO	4.0	2.5	1712	$2,295	$1.34	11d	1	1.20mi
9377 Mayflower Gulch Way Colorado Springs, CO	5.0	4.0	3260	$3,850	$1.18	3d	1	1.31mi
7153 Arrowroot Ave Colorado Springs, CO	5.0	4.0	2450	$3,000	$1.22	11d	1	1.31mi
4413 Centerville Dr Colorado Springs, CO	4.0	4.0	2508	$2,745	$1.09	3d	1	1.32mi
5415 Arroyo St Colorado Springs, CO	4.0	3.0	2317	$2,375	$1.03	3d	1	1.33mi
3622 Reindeer Cir Colorado Springs, CO	4.0	4.0	2585	$2,695	$1.04	3d	1	1.36mi
6031 Jorie Rd Colorado Springs, CO	4.0	2.5	1700	$2,650	$1.56	3d	1	1.40mi
7012 Hillock Dr Colorado Springs, CO	5.0	3.5	3008	$2,800	$0.93	3d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $479,999 Active 84 DOM
2. 2026-06-17
   days on market $479,999 Active 83 DOM
3. 2026-06-16
   days on market $479,999 Active 82 DOM
4. 2026-06-15
   days on market $479,999 Active 81 DOM
5. 2026-06-14
   days on market $479,999 Active 79 DOM
6. 2026-06-13
   days on market $479,999 Active 78 DOM
7. 2026-06-10
   days on market $479,999 Active 76 DOM
8. 2026-06-09
   days on market $479,999 Active 75 DOM
9. 2026-06-08
   days on market $479,999 Active 74 DOM
10. 2026-06-07
    days on market $479,999 Active 73 DOM
11. 2026-06-05
    days on market $479,999 Active 70 DOM
12. 2026-06-03
    days on market $479,999 Active 69 DOM
13. 2026-06-03
    days on market $479,999 Active 68 DOM
14. 2026-06-01
    days on market $479,999 Active 67 DOM
15. 2026-05-31
    days on market $479,999 Active 66 DOM
16. 2026-04-16
    price $489,999 1628-char remark

    Show marketing remark (1628 chars)

    Skip the wait for new construction and step into this meticulously maintained, 2-year-old home in the heart of Colorado Springs’ growing East side. Offering a spacious 2,266 square feet across two light-filled levels, this 3-bedroom, 3-bathroom home provides the perfect blend of modern finishes and thoughtful upgrades. The main level is designed for effortless flow, anchored by a spacious kitchen. You’ll find upgraded, professional-grade appliances that are a rare luxury at this price point, making every meal a gourmet experience. Ascend to the second floor to discover the home’s "hidden gem"—a massive upper-level loft. This expansive second living room offers the ultimate flex space, whether you need a high-tech media room, or a secondary lounge for relaxation. The upgrades continue with high-quality custom blackout blinds installed throughout—an essential feature for shift workers, military members, or anyone seeking a peaceful sanctuary. The three generous bedrooms provide a quiet retreat, while the fully fenced backyard offers a secure and private space for pets, play, or weekend BBQs. Location is everything, and this home delivers. Enjoy a short, stress-free commute to Peterson and Schriever Space Force Bases, as well as quick access to the premier shopping, dining, and entertainment of the Powers and Marksheffel corridors. With a 2-car garage and the peace of mind that comes with newer, energy-efficient systems, this home is as practical as it is beautiful. Come experience the versatility and upgrades for yourself—schedule your private showing today!

17. 2026-03-26
    listed $499,900 Active 1628-char remark

    Show marketing remark (1628 chars)

    Skip the wait for new construction and step into this meticulously maintained, 2-year-old home in the heart of Colorado Springs’ growing East side. Offering a spacious 2,266 square feet across two light-filled levels, this 3-bedroom, 3-bathroom home provides the perfect blend of modern finishes and thoughtful upgrades. The main level is designed for effortless flow, anchored by a spacious kitchen. You’ll find upgraded, professional-grade appliances that are a rare luxury at this price point, making every meal a gourmet experience. Ascend to the second floor to discover the home’s "hidden gem"—a massive upper-level loft. This expansive second living room offers the ultimate flex space, whether you need a high-tech media room, or a secondary lounge for relaxation. The upgrades continue with high-quality custom blackout blinds installed throughout—an essential feature for shift workers, military members, or anyone seeking a peaceful sanctuary. The three generous bedrooms provide a quiet retreat, while the fully fenced backyard offers a secure and private space for pets, play, or weekend BBQs. Location is everything, and this home delivers. Enjoy a short, stress-free commute to Peterson and Schriever Space Force Bases, as well as quick access to the premier shopping, dining, and entertainment of the Powers and Marksheffel corridors. With a 2-car garage and the peace of mind that comes with newer, energy-efficient systems, this home is as practical as it is beautiful. Come experience the versatility and upgrades for yourself—schedule your private showing today!

ⓘ 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: $1,158 · $97/mo
• Projected year-2 tax: $2,640 · $220/mo
• Expected delta: +$1,482/yr (+$123/mo · 127.9%)

ⓘ 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 ≥88°F today · 21 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: $34,526
• − Mortgage interest: −$26,887
• − Property taxes: −$1,158
• − Insurance: −$2,400
• − Repairs & maintenance: −$2,762
• − Management: −$2,762
• − Depreciation: −$13,964
• Taxable loss: −$15,407
• Est. tax savings @ 24.0%: +$3,698
• After-tax cash flow: $-2,791/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
• City population: 555,783
• Population (ZIP): 1,345

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 0.59)
• Race & ethnicity: White 52% Hispanic / Latino 36% Two or more races 24% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 28% Cuban 8%
• Common ancestry: Portuguese 18% Lithuanian 7% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 85% English-only · Spanish 8%

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: —
• Current HPI: —
• 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

-2.0% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $489,999 elevateMLS
• 2026-03-26 Listed $499,900 elevateMLS

Property tax history

+238.9%/yr

Latest (2024): $1,158 · +43.0% YoY. Source: county tax records.