12035 Tracy Ln · Peyton, CO 80831

$275,000

3 bd · 2.0 ba · 1,552 sqft · Manufactured public records · 332 Days on market

Built 1980 5.01 ac lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming ranch-style home situated on a tranquil 5.01-acre lot in Peyton, Colorado! This 3-bedroom, 2-bathroom residence offers plenty of comfortable living space, complemented by more room in the unfinished basement that is ready for your touch! This property features a large living room area with an open kitchen that has more than enough cabinet space and room to entertain guests. There is a spacious primary bedroom on the main level along with 2 additional bedrooms and 2 full bathrooms. The versatile workshop area inside the home is ideal for hobbies or additional storage. Additionally, a separate shed/workshop on the property provides even more space for projects or equi

Key facts

• 5.01 acre lot
• Unfinished basement
• Ranch style home

Tags

• RANCH STYLE HOME
• 5.01 ACRE LOT
• UNFINISHED BASEMENT
• LARGE LIVING ROOM
• OPEN KITCHEN
• VERSATILE WORKSHOP AREA

Property features AI

Finance

• Financial info: Cash offers accepted
• HOA & community: No HOA

Exterior

• Parking: No garage
• Utilities: Well water (1 well); Propane
• Home design: Single-family home; Existing home; HUD standard manufactured structure
• Construction: Concrete structure; Wood siding; Metal roof; Partial basement (unfinished)
• Exterior features: Rear fence; Storage shed; Level lot with mountain views; Gravel driveway

Interior

• Kitchen: Range top (gas/electric); Range/oven (gas/electric); Oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: Main floor bedroom; Main-level primary bedroom
• Flooring: Carpet; Tile; Vinyl/linoleum; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating; Evaporative cooling; Ceiling fans
• Interior features: Ceiling fans; Evaporative cooling; Forced air heating; Propane heating; Carpeted entry
• Laundry & utility: Washer and dryer included; Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/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 $260k (5.4% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.3% in Peyton — 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 39/100 on livability (#444 in CO) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: schools A, crime A, cost of living B; Watch: amenities F, commute F, employment F.
• Peyton School District No. 23 In The County Of El Paso And (rural): math 40% / reading 56% proficiency, ranked #24 of 176 in CO (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 513 active listings in the ZIP; high-income renter base; 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 $8k 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 332 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $75k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $275k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 0.95% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.09% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-18,412
• Equity at exit: $41,003

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $17,982
• Equity at exit: $23,777

Cash invested: $77,000 (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 80831

• Home prices YoY: -30.4%
• Rents YoY: 3.1%
• Active inventory: 513
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,603 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $409

Break-even live

Break-even rent $2,085

Max offer price $275,000

Occupancy floor 79%

Sensitivity live

Price	-10% $564	-5% $487	+0% $409	+5% $331	+10% $253
Rent	-10% $203	-5% $306	+0% $409	+5% $511	+10% $614
Rate	-1.0pp $547	-0.5pp $479	base $409	+0.5pp $337	+1.0pp $265

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-04-29
   status Pending
2. 2025-12-06
   price $275,000
3. 2025-11-12
   price $295,000
4. 2025-10-08
   price $300,000
5. 2025-09-22
   status Active
6. 2025-09-11
   status Pending
7. 2025-08-15
   status Active
8. 2025-08-08
   status Pending
9. 2025-08-02
   price $335,000
10. 2025-07-16
    price $345,000
11. 2025-06-02
    status Active
12. 2025-05-25
    status Pending
13. 2025-05-21
    historical
14. 2025-05-01
    listed $350,000 Active
15. 2020-04-29
    price $130,000
16. 2020-04-29
    price $130,000
17. 2020-03-09
    price $169,000
18. 2003-09-25
    soldstatus $114,500
19. 1993-03-10
    soldstatus $12,500

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$423/yr (+$35/mo · 38.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,233
• − Mortgage interest: −$15,404
• − Property taxes: −$1,089
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − Depreciation: −$8,000
• Taxable income: $367
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $4,816/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: Peyton School District No. 23 In The County Of El Paso And
• NCES district ID: 0806060
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $64,446
• Composite: 44.57/100
• National rank: #6039
• State rank: #24 of 176 in CO

Livability — Peyton

• Score: 39/100
• State rank: #444
• US rank: #27346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: El Paso County · 689,348 people
• City population: 33,912
• Metro: Colorado Springs, CO
• Population (ZIP): 33,912
• Household income: $132,467
• Rent vs Own: 7.8% rent · 92.2% own
• Severe rent burden: 142.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 14% Hispanic / Latino 12% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -115.34%
• Current HPI: 264.0763
• Rent YoY: ▲ 3.09%
• 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

+2100.0% since first listed

19 events — show timeline

• 2026-04-29 Pending — elevateMLS
• 2025-12-06 Price Changed $275,000 elevateMLS
• 2025-11-12 Price Changed $295,000 elevateMLS
• 2025-10-08 Price Changed $300,000 elevateMLS
• 2025-09-22 Relisted — elevateMLS
• 2025-09-11 Pending — elevateMLS
• 2025-08-15 Relisted — elevateMLS
• 2025-08-08 Pending — elevateMLS
• 2025-08-02 Price Changed $335,000 elevateMLS
• 2025-07-16 Price Changed $345,000 elevateMLS
• 2025-06-02 Relisted — elevateMLS
• 2025-05-25 Pending — elevateMLS
• 2025-05-21 Delisted — elevateMLS
• 2025-05-01 Listed $350,000 elevateMLS
• 2020-04-29 Price Changed $130,000 elevateMLS
• 2020-04-29 Price Changed $130,000 elevateMLS
• 2020-03-09 Price Changed $169,000 elevateMLS
• 2003-09-25 Sold (Public Records) $114,500 Public Records
• 1993-03-10 Sold (Public Records) $12,500 Public Records

Property tax history

+2.3%/yr

Latest (2024): $1,089 · +14.7% YoY. Source: county tax records.