9276 Glitter Way · Colorado Springs, CO 80924

$549,000

5 bd · 4.0 ba · 3,814 sqft · SingleFamily public records · 56 Days on market

Built 2023 6,969 sqft lot $144/sqft · 46% below area $268/mo HOA · 8% of rent ↓ 33% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Schools +5.1/10.0
• Appreciation +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Key facts

• 6,969 sq ft lot
• 3 garage spots
• Built 2023

Property features AI

Finance

• Other: HOA required
• Financial info: Financing terms: Cash, Conventional, VA (see agent/show remarks)
• HOA & community: HOA with monthly fee; includes covenant enforcement, lawn care, snow removal and trash removal; Community amenities: club house, community center, dog park, hiking/biking trails, lake/pond, parks/open space, playground, pool

Exterior

• Parking: Attached 3-car garage with garage door opener
• Utilities: Water from an association/district; Cable available; Electricity available; Gas available; Solar available; Telephone available; High-speed internet available
• Home design: Single-family home; Existing home; Full basement
• Construction: Wood frame construction; Aluminum/vinyl/steel siding; Composite shingle roof; Full basement (approximately 82% finished)
• Exterior features: Level lot with views of Pikes Peak; Near park and schools; Auto sprinkler system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Self-cleaning oven
• Bedrooms: Main-floor bedroom
• Bathrooms: 4 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: 9-foot-plus ceilings; Vaulted ceilings; Gas fireplace on the main level
• Laundry & utility: Smart home thermostat; Radon mitigation system; Secondary suite in the home

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (40.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (39.7% below list).
• Recommended offer: $325k (40.8% below list) — sets the bar for cash-flow.

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.
• Academy School District No. 20 In The County Of El Paso An (urban): math 45% / reading 65% proficiency, ranked #8 of 86 in CO (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Chinook Trail Elementary School (math 62% / reading 82%, grade A-, #26 of 966 statewide, top 4%, 631 students, 8% FRL); Eagleview Middle School (math 42% / reading 59%, grade C, #38 of 270 statewide, top 14%, 948 students, 14% FRL); Pine Creek High School (math 53% / reading 77%, grade B, #31 of 381 statewide, top 8%, 1,815 students, 0% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: Rents soft (-0.8%/yr); 407 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 (-1.8%/yr); year-one equity from $4k of loan paydown is wiped out by about $10k 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 56 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $325,149 (40.8% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 3.52%
• Cash-on-cash: -9.89%
• DSCR: 0.56
• GRM: 13.8

CMA / ARV

• ARV (median comp): $1,112,806
• List price: $549,000
• Delta: -50.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6903 Enclave Vista Loop	0.23mi	4/4.0 (-1)	3,838 (+1%)	1mo	$655,000	$171	82
6677 Thimble Ct	0.23mi	4/4.0 (-1)	3,860 (+1%)	1mo	$749,000	$194	81
6656 Enclave Vista Loop	0.17mi	5/4.0	4,080 (+7%)	3mo	$725,000	$178	78
9373 Warrick St	0.24mi	4/4.0 (-1)	4,008 (+5%)	1mo	$825,000	$206	75
6459 Jennings Way	0.14mi	5/3.5	3,292 (-14%)	1mo	$757,461	$230	68
9178 Kathi Creek Dr	0.45mi	4/2.5 (-1)	3,886 (+2%)	0mo	$635,000	$163	64
6423 Tumble Creek Dr	0.40mi	4/4.0 (-1)	4,194 (+10%)	0mo	$878,000	$209	60
9537 Bugaboo Dr	0.20mi	4/3.0 (-1)	3,304 (-13%)	3mo	$640,000	$194	57
6017 Miller Run Pl	0.73mi	4/3.5 (-1)	3,827 (+0%)	3mo	$639,900	$167	56
6088 Harney Dr	0.57mi	4/3.0 (-1)	3,611 (-5%)	2mo	$715,000	$198	54
6073 Miller Run Pl	0.71mi	5/3.5	4,071 (+7%)	3mo	$775,000	$190	51
5849 Brave Eagle Dr	0.68mi	6/3.0 (+1)	4,200 (+10%)	0mo	$669,000	$159	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.81% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.02×
• Total profit: $-151,386
• Equity at exit: $111,520

10-year hold

• IRR: -25.5%
• Equity multiple: -0.61×
• Total profit: $-247,713
• Equity at exit: $100,014

Cash invested: $153,720 (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 80924

• Home prices YoY: -1.0%
• Rents YoY: -0.8%
• Active inventory: 407
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,312 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$508 /mo · $6,091/yr
• Insurance: −$229
• HOA: −$268
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $-1,267

Break-even live

Break-even rent $4,916

Max offer price $325,149

Occupancy floor —

Sensitivity live

Price	-10% $-956	-5% $-1,112	+0% $-1,267	+5% $-1,423	+10% $-1,578
Rent	-10% $-1,529	-5% $-1,398	+0% $-1,267	+5% $-1,136	+10% $-1,006
Rate	-1.0pp $-991	-0.5pp $-1,128	base $-1,267	+0.5pp $-1,409	+1.0pp $-1,554

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6159 Harney Dr Colorado Springs, CO	5.0	3.5	3829	$3,500	$0.91	16d	1	0.50mi
6209 Leon Young Dr Colorado Springs, CO	5.0	3.5	3859	$3,500	$0.91	16d	1	0.60mi
6380 Knapp Dr Colorado Springs, CO	4.0	3.0	3980	$3,450	$0.87	13d	1	0.91mi
6917 Cumbre Vista Way Colorado Springs, CO	5.0	3.0	3500	$3,150	$0.90	4d	1	1.32mi

HOA detail

• Monthly dues: $268 · $3,216/yr

Listing history 28 events

1. 2026-06-19
   status $549,000 Pending 56 DOM
2. 2026-06-18
   days on market $549,000 Active 56 DOM
3. 2026-06-17
   days on market $549,000 Active 55 DOM
4. 2026-06-16
   days on market $549,000 Active 54 DOM
5. 2026-06-16
   status $549,000 Active 53 DOM
6. 2026-06-15
   days on market $549,000 Under Contract - Showing 53 DOM
7. 2026-06-14
   days on market $549,000 Under Contract - Showing 51 DOM
8. 2026-06-13
   days on market $549,000 Under Contract - Showing 50 DOM
9. 2026-06-10
   statusdays on market $549,000 Under Contract - Showing 48 DOM
10. 2026-06-09
    days on market $549,000 Active 47 DOM
11. 2026-06-09
    price $549,000 Active 46 DOM
12. 2026-06-08
    days on market $619,000 Active 46 DOM
13. 2026-06-07
    days on market $619,000 Active 45 DOM
14. 2026-06-05
    days on market $619,000 Active 42 DOM
15. 2026-06-03
    days on market $619,000 Active 41 DOM
16. 2026-06-03
    days on market $619,000 Active 40 DOM
17. 2026-06-01
    days on market $619,000 Active 39 DOM
18. 2026-05-31
    days on market $619,000 Active 38 DOM
19. 2026-05-06
    price $634,000
20. 2026-04-22
    listed $649,000 Active
21. 2026-01-24
    price $651,000
22. 2026-01-15
    price $699,000
23. 2025-12-17
    price $725,000
24. 2025-09-22
    price $774,000
25. 2025-06-26
    price $799,000
26. 2025-06-16
    price $820,000
27. 2025-04-08
    price $815,000
28. 2025-03-31
    price $825,000

ⓘ 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: $6,091 · $508/mo
• Projected year-2 tax: $6,091 · $508/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 2/10 Low 7 d/yr ≥86°F today · 20 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: $39,740
• − Mortgage interest: −$30,753
• − Property taxes: −$6,091
• − Insurance: −$2,745
• − Repairs & maintenance: −$3,179
• − Management: −$3,179
• − HOA: −$3,216
• − Depreciation: −$15,971
• Taxable loss: −$25,394
• Est. tax savings @ 24.0%: +$6,095
• After-tax cash flow: $-9,111/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: Academy School District No. 20 In The County Of El Paso An
• NCES district ID: 0801920
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 65% ▲ 1.00%
• Median HH income: $89,325
• Composite: 50.62/100
• National rank: #1840
• State rank: #8 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
• County: El Paso County · 689,348 people
• City population: 555,783
• Metro: Colorado Springs, CO
• Population (ZIP): 19,619
• Household income: $139,447
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 464.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 5% Slovak 3% Romanian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 3% German/W. Germanic 2%

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: ▼ -1.81%
• Current HPI: 180.049
• Rent YoY: ▼ -0.85%
• 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

-33.5% since first listed

16 events — show timeline

• 2026-06-18 Pending — elevateMLS
• 2026-06-16 Relisted — elevateMLS
• 2026-06-10 Contingent — elevateMLS
• 2026-06-08 Price Changed $549,000 elevateMLS
• 2026-05-28 Price Changed $619,000 elevateMLS
• 2026-05-24 Price Changed $629,000 elevateMLS
• 2026-05-06 Price Changed $634,000 elevateMLS
• 2026-04-22 Listed $649,000 elevateMLS
• 2026-01-24 Price Changed $651,000 elevateMLS
• 2026-01-15 Price Changed $699,000 elevateMLS
• 2025-12-17 Price Changed $725,000 elevateMLS
• 2025-09-22 Price Changed $774,000 elevateMLS
• 2025-06-26 Price Changed $799,000 elevateMLS
• 2025-06-16 Price Changed $820,000 elevateMLS
• 2025-04-08 Price Changed $815,000 elevateMLS
• 2025-03-31 Price Changed $825,000 elevateMLS

Property tax history

+113.2%/yr

Latest (2025): $6,091 · +42.9% YoY. Source: county tax records.