7349 Colonial Dr · Fountain, CO 80817

$300,000

4 bd · 2.0 ba · 2,183 sqft · SingleFamily public records · 21 Days on market

Built 1978 8,169 sqft lot Est $406k · 26% 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 +14.8/30.0
• DSCR +4.5/10.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 5 Bedroom, 2 Bath, bi-level home located on a 8,169 square foot lot . In the subdivision of Widefield Country Club Heights. It features 2296 sf of living space. The Living Room flows into Dining Area and Kitchen. The Dining Room overlooks the Kitchen making it easy for food service and clean up. The kitchen has been remodeled but now needs some minor repairs. There are 3 Bedrooms on the upper level, including the Primary Bedroom. The lower level hosts 2 more Bedroom and a full Bathroom. The Family Room is also on this level. The Laundry/Mechanical Room provides electric hookups for your washer and dryer. There is a 2-car attached garage. The fenced backyard includes a patio, stora

Key facts

• Bi-level home
• Remodeled kitchen
• Patio

Tags

• BI-LEVEL HOME
• REMODELED KITCHEN
• FENCED BACKYARD
• PATIO
• STORAGE SHEDS

Property features AI

Finance

• Financial info: Financing accepted: Cash, FHA, FHA 203(k), VA, VA Vendee
• HOA & community: No HOA; no association fee

Exterior

• Parking: Attached 2-car garage, even with main level; Concrete driveway
• Utilities: Municipal water; Cable available; Electricity available; Telephone available
• Home design: Single family home; Existing home
• Construction: Wood frame construction; Stone and wood siding; Composite shingle roof; Slab foundation
• Exterior features: Concrete patio; Rear fence; Level lot; Near park; Near public transit; Storage shed

Interior

• Kitchen: 220V in kitchen; Dishwasher; Oven
• Bedrooms: Main floor bedroom
• Flooring: Carpet; Wood laminate; Vinyl/linoleum at entry
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Carpet and wood laminate flooring; vinyl/linoleum at entry; Basement fireplace; Lower-level fireplace
• Laundry & utility: Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $80 ($964/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 $243k (18.9% below list).
• Recommended offer: $243k (18.9% 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-.
• School District No. 3 In The County Of El Paso And State Of (suburban): math 17% / reading 41% proficiency, ranked #49 of 86 in CO (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.6%/yr); 233 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent runs 34% of the median local income ($87k/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 $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 21 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 2y 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 $243,304 (18.9% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $406,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7250 Medicine Bow Ave	0.40mi	4/3.0	2,148 (-2%)	1mo	$419,000	$195	74
7620 Sunny View Ln	0.26mi	4/3.0	2,298 (+5%)	2mo	$429,000	$187	73
6840 Conquistador Ct	0.49mi	4/3.0	2,184 (0%)	3mo	$369,900	$169	70
7423 Colonial Ln	0.19mi	4/2.5	2,387 (+9%)	4mo	$375,000	$157	70
7110 Trails End Ct	0.49mi	5/3.0 (+1)	2,198 (+1%)	0mo	$399,900	$182	67
7355 Grand Valley Dr	0.52mi	4/2.0	2,070 (-5%)	2mo	$410,000	$198	65
6945 Fielding Cir	0.39mi	4/3.0	2,385 (+9%)	1mo	$415,000	$174	62
7460 Colonial Dr	0.29mi	5/3.0 (+1)	2,398 (+10%)	5mo	$444,900	$186	57
6845 Cedar Edge Dr	0.32mi	4/3.5	1,872 (-14%)	2mo	$399,900	$214	53
6865 Arctic Pl	0.74mi	5/3.0 (+1)	2,198 (+1%)	4mo	$393,500	$179	52
6775 President Ave	0.70mi	5/3.0 (+1)	2,355 (+8%)	2mo	$390,000	$166	44
6870 Woodstock St	0.59mi	3/2.5 (-1)	1,881 (-14%)	4mo	$383,500	$204	39

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-44,507
• Equity at exit: $44,731

10-year hold

• IRR: -6.9%
• Equity multiple: 0.57×
• Total profit: $-36,275
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $80

Break-even live

Break-even rent $2,331

Max offer price $300,000

Occupancy floor 92%

Sensitivity live

Price	-10% $250	-5% $165	+0% $80	+5% $-5	+10% $-90
Rent	-10% $-112	-5% $-16	+0% $80	+5% $176	+10% $273
Rate	-1.0pp $231	-0.5pp $157	base $80	+0.5pp $3	+1.0pp $-77

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6675 Brook Forest Dr Colorado Springs, CO	4.0	2.0	1872	$2,095	$1.12	15d	1	0.30mi
6530 Latah Ln Colorado Springs, CO	3.0	2.5	2164	$2,299	$1.06	4d	1	0.41mi
7315 Songbird Dr Colorado Springs, CO	4.0	2.0	1724	$2,400	$1.39	24d	1	0.56mi
6898 Ketchum Dr Colorado Springs, CO	4.0	2.5	2184	$2,495	$1.14	24d	1	0.68mi
736 Squire St Colorado Springs, CO	3.0	2.0	1714	$2,199	$1.28	4d	1	1.02mi
7831 Whipple Pl Fountain, CO	4.0	3.0	2450	$750	$0.31	24d	1	1.03mi
7630 Duck Hawk Pl Fountain, CO	4.0	2.5	2700	$2,260	$0.84	24d	1	1.09mi
7335 Dobbs Dr Fountain, CO	4.0	2.5	2317	$2,439	$1.05	4d	1	1.14mi
8305 Cedar Chase Dr Fountain, CO	4.0	2.5	2011	$2,350	$1.17	15d	1	1.39mi
8215 Silver Glen Dr Fountain, CO	3.0	2.0	1447	$2,093	$1.45	24d	1	1.43mi
134 Kilgore St Colorado Springs, CO	4.0	3.0	2208	$2,500	$1.13	24d	1	1.43mi
112 Judson St Colorado Springs, CO	4.0	2.0	1820	$1,895	$1.04	22d	1	1.46mi

Listing history 36 events

1. 2026-05-14
   status Active
2. 2026-05-09
   status Pending
3. 2026-05-01
   listed $300,000 Active
4. 2025-05-07
   historical $750
5. 2024-11-11
   historical $750
6. 2024-10-28
   listed $750
7. 2024-10-28
   historical $750
8. 2024-09-28
   price $750
9. 2024-09-27
   listed $795
10. 2024-09-27
    historical $795
11. 2024-09-03
    listed $795
12. 2024-09-03
    historical $795
13. 2024-09-03
    listed $795
14. 2024-08-25
    historical $795
15. 2024-07-27
    listed $795
16. 2024-07-26
    historical $800
17. 2024-06-25
    listed $800
18. 2024-06-11
    historical $795
19. 2024-05-30
    historical $795
20. 2024-05-29
    listed $795
21. 2024-04-12
    listed $800
22. 2024-04-10
    listed $850
23. 2024-04-10
    historical $850
24. 2024-04-06
    listed $850
25. 2024-04-06
    historical $800
26. 2024-04-02
    listed $800
27. 2024-04-02
    historical $800
28. 2024-04-02
    listed $800
29. 2024-03-31
    historical $800
30. 2024-03-19
    listed $800
31. 2024-03-19
    historical $950
32. 2024-03-14
    listed $950
33. 2024-02-29
    soldstatus $451,068
34. 2022-11-18
    historical
35. 2021-07-22
    soldstatus $365,000
36. 1978-10-01
    soldstatus $43,000

ⓘ 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: $1,723 · $144/mo
• Projected year-2 tax: $1,723 · $144/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 5 d/yr ≥92°F today · 14 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: $29,196
• − Mortgage interest: −$16,805
• − Property taxes: −$1,723
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$8,727
• Taxable loss: −$4,230
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $1,979/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: School District No. 3 In The County Of El Paso And State Of
• NCES district ID: 0806480
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $59,560
• Composite: 26.19/100
• National rank: #7265
• State rank: #49 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

+597.7% since first listed

36 events — show timeline

• 2026-05-14 Relisted — elevateMLS
• 2026-05-09 Pending — elevateMLS
• 2026-05-01 Listed $300,000 elevateMLS
• 2025-05-07 Rental Removed $750 TURBOTENANT
• 2024-11-11 Rental Removed $750 TURBOTENANT
• 2024-10-28 Listed for Rent $750 TURBOTENANT
• 2024-10-28 Rental Removed $750 TURBOTENANT
• 2024-09-28 Price Changed $750 TURBOTENANT
• 2024-09-27 Listed for Rent $795 TURBOTENANT
• 2024-09-27 Rental Removed $795 TURBOTENANT
• 2024-09-03 Listed for Rent $795 TURBOTENANT
• 2024-09-03 Rental Removed $795 TURBOTENANT
• 2024-09-03 Listed for Rent $795 TURBOTENANT
• 2024-08-25 Rental Removed $795 TURBOTENANT
• 2024-07-27 Listed for Rent $795 TURBOTENANT
• 2024-07-26 Rental Removed $800 TURBOTENANT
• 2024-06-25 Listed for Rent $800 TURBOTENANT
• 2024-06-11 Rental Removed $795 TURBOTENANT
• 2024-05-30 Rental Removed $795 TURBOTENANT
• 2024-05-29 Listed for Rent $795 TURBOTENANT
• 2024-04-12 Listed for Rent $800 TURBOTENANT
• 2024-04-10 Listed for Rent $850 TURBOTENANT
• 2024-04-10 Rental Removed $850 APPFOLIO
• 2024-04-06 Listed for Rent $850 APPFOLIO
• 2024-04-06 Rental Removed $800 APPFOLIO
• 2024-04-02 Listed for Rent $800 APPFOLIO
• 2024-04-02 Rental Removed $800 TURBOTENANT
• 2024-04-02 Listed for Rent $800 TURBOTENANT
• 2024-03-31 Rental Removed $800 APPFOLIO
• 2024-03-19 Listed for Rent $800 APPFOLIO
• 2024-03-19 Rental Removed $950 APPFOLIO
• 2024-03-14 Listed for Rent $950 APPFOLIO
• 2024-02-29 Sold (Public Records) $451,068 Public Records
• 2022-11-18 Rental Removed — RENT.
• 2021-07-22 Sold (Public Records) $365,000 Public Records
• 1978-10-01 Sold (Public Records) $43,000 Public Records

Property tax history

+4.8%/yr

Latest (2024): $1,723 · +10.6% YoY. Source: county tax records.