617 Autumn Pl · Fountain, CO 80817

$249,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 14 Days on market

Built 1986 0.25 ac lot Est $346k · 28% 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 +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A 3 bedroom- 1 bathroom home near Ft. Carson! It features living room with vaulted ceilings, a kitchen with granite countertops, and a walk-out dining area. Upstairs, you'll find 2 bedrooms and a full bath. The lower level offers nice sized family room and the third bedroom. A spacious fenced yard with plenty of storage and RV parking. The parks, schools, and shops are nearby. It is in move-in condition.

Key facts

• Rv parking
• Fenced yard
• Kitchen

Tags

• LIVING ROOM
• KITCHEN
• WALK-OUT DINING AREA
• FAMILY ROOM
• FENCED YARD
• RV PARKING

Property features AI

Finance

• Financial info: Accepted financing: Cash, Conventional, FHA, VA, VA Vendee
• HOA & community: No HOA covenants; No association fee

Exterior

• Parking: No garage remotes listed
• Utilities: Water provided by an association/district; Cable available; Electricity available; Telephone available
• Home design: Single family property; Existing home
• Construction: Wood frame structure; Wood siding; Composite shingle roof; Crawl space foundation
• Exterior features: Concrete patio; Rear fence; Storage shed; Level lot; Near hiking trail, park, public transit, and schools; Concrete driveway

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range oven (gas/electric); Refrigerator
• Bedrooms: Primary bedroom located on the upper level
• Flooring: Carpet; Vinyl/Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: Carpet and vinyl/linoleum flooring; Vinyl/linoleum entry; 220v outlet in kitchen; Forced air heating; Cooling: Other
• Laundry & utility: Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $61 ($735/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 $199k (20.2% below list).
• Recommended offer: $199k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Fountain — 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 58/100 on livability (#300 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living C-, schools D+, crime D-.
• Fountain School District No. 8 In The County Of El Paso An (suburban): math 22% / reading 41% proficiency, ranked #47 of 86 in CO (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 233 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 14 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 $198,608 (20.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $346,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
579 Blossom Field Rd	0.15mi	3/2.0	1,251 (+2%)	2mo	$360,000	$288	85
505 Blossom Field Rd	0.09mi	3/2.0	1,195 (-3%)	10mo	$235,500	$197	78
502 Fountain Mesa Rd	0.12mi	3/2.0	1,170 (-5%)	11mo	$370,000	$316	73
685 Autumn Pl	0.17mi	3/1.0	1,138 (-8%)	10mo	$352,000	$309	71
702 Blossom Field Rd	0.34mi	3/1.0	1,174 (-5%)	11mo	$345,000	$294	67
205 Lark St	0.40mi	3/2.0	1,295 (+5%)	2mo	$351,000	$271	67
705 Blossom Field Rd	0.36mi	3/1.0	1,118 (-9%)	10mo	$335,000	$300	59
508 E Ohio Ave	0.35mi	2/1.0 (-1)	1,410 (+14%)	3mo	$295,000	$209	52
305 Rosewood Dr	0.64mi	3/2.0	1,300 (+6%)	12mo	$345,000	$265	48
973 Desert Cir	0.75mi	4/2.0 (+1)	1,296 (+5%)	0mo	$300,000	$231	47
321 Rosewood Dr	0.68mi	3/2.0	1,120 (-9%)	9mo	$315,000	$281	42
404 Columbine St	0.72mi	4/2.0 (+1)	1,128 (-8%)	8mo	$270,000	$239	37

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-37,284
• Equity at exit: $37,127

10-year hold

• IRR: -7.1%
• Equity multiple: 0.56×
• Total profit: $-30,853
• Equity at exit: $21,529

Cash invested: $69,720 (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 80817

• Home prices YoY: -30.8%
• Rents YoY: 2.6%
• Active inventory: 233
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $61

Break-even live

Break-even rent $1,909

Max offer price $249,000

Occupancy floor 92%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Blossom Field Rd Fountain, CO	3.0	1.0	1478	$2,099	$1.42	3d	1	0.40mi
377 E Missouri Ave Unit 323 Fountain, CO	3.0	3.0	1384	$1,760	$1.27	19d	1	0.40mi
323 E Missouri Ave Fountain, CO	3.0	3.0	1384	$1,760	$1.27	19d	1	0.42mi
9429 Fence Post Ct Fountain, CO	2.0	2.5	1302	$1,750	$1.34	21d	1	0.46mi
7350 Country Side Grv Fountain, CO	2.0	2.0	1292	$1,875	$1.45	3d	1	0.74mi
10574 Country Park Pt Fountain, CO	2.0	2.5	1306	$1,650	$1.26	24d	1	0.81mi
909 Grinde Dr Fountain, CO	2.0	1.0	700	$814	$1.16	10d	1	0.85mi
1019 Grinde Dr Fountain, CO	2.0	2.0	1065	$2,070	$1.94	3d	1	0.87mi
404 Sunny Ln Unit 404 Fountain, CO	3.0	1.0	780	$1,275	$1.63	24d	1	1.06mi
406 Sunny Ln Unit 1 Fountain, CO	3.0	1.0	780	$1,313	$1.68	24d	1	1.07mi
1143 White Stone Way Fountain, CO	3.0	2.0	1234	$2,100	$1.70	3d	1	1.14mi
767 Descendant Dr Fountain, CO	3.0	2.0	1020	$1,895	$1.86	3d	1	1.21mi
8739 Langford Dr Fountain, CO	3.0	3.0	1448	$2,225	$1.54	24d	1	1.23mi
6519 Sweet Home GRV Fountain, CO	1.0–3.0	1.0–2.0	1035	$2,672	$2.58	3d	18	1.43mi
8405 Sunbow Ct Fountain, CO	3.0	2.0	1328	$2,189	$1.65	3d	1	1.49mi

Listing history 9 events

1. 2026-05-14
   listed $249,000 Active
2. 2025-12-31
   price $315,000
3. 2023-02-14
   soldstatus $339,500
4. 2022-11-29
   soldstatus $250,000
5. 2018-06-22
   soldstatus $215,000
6. 2014-08-05
   soldstatus $129,900
7. 1997-09-25
   soldstatus $93,900
8. 1986-08-14
   soldstatus $60,000
9. 1986-08-13
   soldstatus $29,100

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$191/yr (+$16/mo · 16.2%)

ⓘ 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 ≥92°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: $23,833
• − Mortgage interest: −$13,948
• − Property taxes: −$1,178
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$7,244
• Taxable loss: −$3,595
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $1,598/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: Fountain School District No. 8 In The County Of El Paso An
• NCES district ID: 0804080
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $51,860
• Composite: 27.55/100
• National rank: #6943
• State rank: #47 of 86 in CO

Livability — Fountain

• Score: 58/100
• State rank: #300
• US rank: #21054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain, CO
• County: El Paso County · 689,348 people
• City population: 31,241
• Metro: Colorado Springs, CO
• Population (ZIP): 31,241
• Household income: $86,543
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 869.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Two or more races 14% Black 9% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% German/W. Germanic 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: ▼ -118.77%
• Current HPI: 267.231
• Rent YoY: ▲ 2.63%
• 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

+755.7% since first listed

9 events — show timeline

• 2026-05-14 Listed $249,000 elevateMLS
• 2025-12-31 Price Changed $315,000 elevateMLS
• 2023-02-14 Sold (Public Records) $339,500 Public Records
• 2022-11-29 Sold (Public Records) $250,000 Public Records
• 2018-06-22 Sold (Public Records) $215,000 Public Records
• 2014-08-05 Sold (Public Records) $129,900 Public Records
• 1997-09-25 Sold (Public Records) $93,900 Public Records
• 1986-08-14 Sold (Public Records) $60,000 Public Records
• 1986-08-13 Sold (Public Records) $29,100 Public Records

Property tax history

+5.2%/yr

Latest (2024): $1,178 · +14.1% YoY. Source: county tax records.