7543 Saynassalo Pt · Colorado Springs, CO 80831

$415,000

4 bd · 3.0 ba · 2,308 sqft · SingleFamily public records · 9 Days on market

Built 2015 4,157 sqft lot $180/sqft · at area comps Est $421k · at est. $130/mo HOA · 4% of rent

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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).

• Cash flow +8.8/30.0
• ARV discount +8.2/15.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is located on a cul-de-sac in a quite low maintenance community. Front yard landscaping and back yard fencing is included. Great open floor plan. 4 bedrooms, 3 bathrooms, 2 car garage, master suite with attached bath and walk in closet. Huge rec room, 2 more bedrooms and full bath in the finished basement.

Key facts

• 4,157 sq ft lot
• 2 garage spots
• Built 2015

Property features AI

Finance

• Financial info: Financing accepted: Cash, Conventional, FHA, VA
• HOA & community: HOA required with monthly fee of $130; HOA covers covenant enforcement, management, and snow removal; Auto sprinkler system maintained by HOA

Exterior

• Parking: Attached 2-car garage; Concrete driveway
• Utilities: Water provided by an association/district; Electricity available
• Home design: Single-family home; Located on a cul-de-sac; Located near a hospital, park, schools, and shopping
• Construction: Wood frame construction; Stucco siding; Composite shingle roof; Full basement (about 95% finished); Existing home
• Exterior features: Concrete patio; Rear fence; Fully landscaped

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Oven; Range (gas/electric); Refrigerator
• Bedrooms: Main floor bedroom; Primary bedroom on the main level
• Flooring: Carpet; Wood
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Carpet and wood floors; Wood entry; Fireplace on the main level with a stove-style insert; Kitchen pantry
• Laundry & utility: Washer and dryer included; Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (29.8% below list).
• Recommended offer: $291k (29.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Woodmen Hills Elementary School (math 24% / reading 64%, grade F, #277 of 966 statewide, top 31%, 609 students, 24% FRL); Falcon Middle School (math 17% / reading 37%, grade F, #154 of 270 statewide, top 59%, 937 students, 27% FRL); Falcon High School (math 32% / reading 67%, grade D, #115 of 381 statewide, top 34%, 1,248 students, 23% FRL).
• Market conditions: Rents rising (+3.1%/yr); 523 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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.
• Current owner paid $355k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $291,297 (29.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 11.9

CMA / ARV

• ARV (median comp): $421,402
• List price: $415,000
• Delta: -1.52%
• 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
11324 Neutra Grv	0.09mi	4/3.0	2,442 (+6%)	5mo	$420,000	$172	82
7802 Hirshorn Pt	0.19mi	3/2.5 (-1)	2,266 (-2%)	5mo	$425,000	$188	77
11584 Louvre Pt	0.09mi	3/2.5 (-1)	2,218 (-4%)	6mo	$372,000	$168	77
11649 Shaolin Grv	0.13mi	3/3.0 (-1)	2,064 (-11%)	6mo	$295,000	$143	66
7751 Berwyn Loop	0.57mi	3/2.5 (-1)	2,266 (-2%)	1mo	$475,000	$210	63
7791 Berwyn Loop	0.57mi	3/3.0 (-1)	2,266 (-2%)	5mo	$444,000	$196	61
7313 Owings Pt	0.65mi	4/4.0	2,404 (+4%)	1mo	$435,000	$181	58
11751 Sedge	0.56mi	3/3.0 (-1)	2,123 (-8%)	2mo	$442,000	$208	54
8250 Henzlee Pl	0.73mi	3/2.5 (-1)	2,199 (-5%)	4mo	$515,575	$234	48
12093 Merrill Hts	0.65mi	4/3.0	2,000 (-13%)	2mo	$350,000	$175	45
10922 Jolie Ct	0.72mi	3/2.5 (-1)	2,066 (-10%)	3mo	$523,000	$253	39
8173 Isabel Pl	0.75mi	3/2.5 (-1)	2,066 (-10%)	6mo	$488,285	$236	36

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 · 3.09% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.23×
• Total profit: $-89,072
• Equity at exit: $61,878

10-year hold

• IRR: -16.1%
• Equity multiple: 0.09×
• Total profit: $-105,175
• Equity at exit: $35,882

Cash invested: $116,200 (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: 523
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,913 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$167 /mo · $2,009/yr
• Insurance: −$173
• HOA: −$130
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-345

Break-even live

Break-even rent $3,350

Max offer price $353,991

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-228	+0% $-345	+5% $-463	+10% $-580
Rent	-10% $-575	-5% $-460	+0% $-345	+5% $-230	+10% $-115
Rate	-1.0pp $-136	-0.5pp $-240	base $-345	+0.5pp $-453	+1.0pp $-562

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11663 Ducal Pt Peyton, CO	3.0	3.0	1600	$2,380	$1.49	4d	1	0.16mi
11482 Moonrock Hts Peyton, CO	4.0	1.0	2266	$2,750	$1.21	4d	1	0.21mi
7553 Jaoul Pt Peyton, CO	3.0	2.5	1639	$2,300	$1.40	4d	1	0.53mi
7146 Honeycomb Dr Peyton, CO	3.0	2.0	1784	$2,400	$1.35	4d	1	0.65mi
7559 Coffee Rd Peyton, CO	3.0	3.0	2510	$2,395	$0.95	4d	1	0.82mi
6628 Watusi Rd Unit 1 Peyton, CO	3.0	2.5	1735	$1,995	$1.15	4d	1	0.93mi
6628 Watusi Rd Peyton, CO	3.0	3.0	1735	$1,995	$1.15	4d	1	0.93mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: landscaping

Listing history 7 events

1. 2026-05-17
   status Pending 1102-char remark
2. 2026-05-08
   listed $415,000 Active 1102-char remark
3. 2020-09-03
   soldstatus $355,000
4. 2016-06-16
   soldstatus $250,000 Sold 314-char remark

   Show marketing remark (314 chars)

   Home is located on a cul-de-sac in a quite low maintenance community. Front yard landscaping and back yard fencing is included. Great open floor plan. 4 bedrooms, 3 bathrooms, 2 car garage, master suite with attached bath and walk in closet. Huge rec room, 2 more bedrooms and full bath in the finished basement.

5. 2016-02-09
   status Under Contract 314-char remark

   Show marketing remark (314 chars)

   Home is located on a cul-de-sac in a quite low maintenance community. Front yard landscaping and back yard fencing is included. Great open floor plan. 4 bedrooms, 3 bathrooms, 2 car garage, master suite with attached bath and walk in closet. Huge rec room, 2 more bedrooms and full bath in the finished basement.

6. 2015-11-02
   price $250,000 314-char remark

   Show marketing remark (314 chars)

   Home is located on a cul-de-sac in a quite low maintenance community. Front yard landscaping and back yard fencing is included. Great open floor plan. 4 bedrooms, 3 bathrooms, 2 car garage, master suite with attached bath and walk in closet. Huge rec room, 2 more bedrooms and full bath in the finished basement.

7. 2015-10-14
   listed $259,332 Active 314-char remark

   Show marketing remark (314 chars)

   Home is located on a cul-de-sac in a quite low maintenance community. Front yard landscaping and back yard fencing is included. Great open floor plan. 4 bedrooms, 3 bathrooms, 2 car garage, master suite with attached bath and walk in closet. Huge rec room, 2 more bedrooms and full bath in the finished basement.

ⓘ 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: $2,009 · $167/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$274/yr (+$23/mo · 13.6%)

ⓘ 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 ≥87°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: $34,956
• − Mortgage interest: −$23,246
• − Property taxes: −$2,009
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − HOA: −$1,560
• − Depreciation: −$12,073
• Taxable loss: −$11,600
• Est. tax savings @ 24.0%: +$2,784
• After-tax cash flow: $-1,360/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

• County: El Paso County · 689,348 people
• City population: 555,783
• 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

+60.0% since first listed

7 events — show timeline

• 2026-05-17 Pending — elevateMLS
• 2026-05-08 Listed $415,000 elevateMLS
• 2020-09-03 Sold (Public Records) $355,000 Public Records
• 2016-06-16 Sold (MLS) $250,000 REColorado as Distributed by MLS Grid
• 2016-02-09 Pending — REColorado as Distributed by MLS Grid
• 2015-11-02 Price Changed $250,000 REColorado as Distributed by MLS Grid
• 2015-10-14 Listed $259,332 REColorado as Distributed by MLS Grid

Property tax history

+16.7%/yr

Latest (2025): $2,009 · +10.1% YoY. Source: county tax records.