123 S Brentwood Dr · Colorado Springs, CO 80910

$154,000

3 bd · 2.0 ba · 1,771 sqft · SingleFamily public records · 73 Days on market

Built 1965 0.25 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

House condemned. Hazardous to enter. Agents READ the instructions.   Investor Opportunity! This home needs an experienced investor who can get this home back in to shape. good opportunity with lots of upside.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1965

Property features AI

Finance

• Financial info: Financing accepted: Cash, FHA, VA
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage
• Utilities: Municipal water; Electric service
• Home design: Single-family home; Existing home; Full basement (approximately 70% finished)
• Construction: Framed construction; Brick exterior; Composite shingle roof; Full basement
• Exterior features: Brick siding; Framed-on-lot structure; Composite shingle roof; Concrete driveway; Level lot; Near park, schools, and shopping

Interior

• Bedrooms: Main-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling/air circulation
• Interior features: Ceiling fans; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $145k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Colorado Springs School District No. 11 In The County Of E (urban): math 20% / reading 37% proficiency, ranked #56 of 86 in CO (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.5%/yr); 183 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent runs 41% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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 73 days — a 6% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $144,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.36% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $350,658
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Fairmont St	0.30mi	3/2.0	1,720 (-3%)	0mo	$358,000	$208	81
10 S Roosevelt St	0.19mi	4/2.0 (+1)	1,834 (+4%)	3mo	$360,000	$196	78
3622 Regis St	0.40mi	3/2.0	1,823 (+3%)	1mo	$359,999	$197	76
26 Arrawanna St	0.32mi	3/2.0	1,689 (-5%)	2mo	$335,000	$198	76
3231 Michigan Ave	0.28mi	4/2.0 (+1)	1,821 (+3%)	2mo	$360,000	$198	75
107 Tulane St	0.33mi	3/2.0	1,836 (+4%)	4mo	$280,000	$153	75
3611 Dundee Pl	0.20mi	4/2.0 (+1)	1,835 (+4%)	6mo	$352,500	$192	75
17 N Claremont St	0.32mi	4/2.0 (+1)	1,800 (+2%)	5mo	$385,000	$214	74
3607 Brentwood Ter	0.16mi	3/2.0	1,569 (-11%)	4mo	$335,000	$214	71
3418 Greenwood Cir	0.23mi	3/3.0	1,609 (-9%)	2mo	$287,000	$178	69
133 Tulane St	0.38mi	4/2.0 (+1)	1,900 (+7%)	5mo	$369,000	$194	61
120 N Hayman Ave	0.59mi	3/2.0	1,694 (-4%)	7mo	$370,000	$218	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $6,422
• Equity at exit: $22,962

10-year hold

• IRR: 10.5%
• Equity multiple: 1.70×
• Total profit: $30,283
• Equity at exit: $13,315

Cash invested: $43,120 (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 80910

• Home prices YoY: -27.5%
• Rents YoY: -1.5%
• Active inventory: 183
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$808
• Tax est. 1.5%: −$192 /mo · $2,310/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $588

Break-even live

Break-even rent $1,347

Max offer price $154,000

Occupancy floor 67%

Sensitivity live

Price	-10% $695	-5% $642	+0% $588	+5% $535	+10% $482
Rent	-10% $423	-5% $506	+0% $588	+5% $671	+10% $754
Rate	-1.0pp $666	-0.5pp $628	base $588	+0.5pp $548	+1.0pp $508

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2902 Airport Rd Colorado Springs, CO	2.0–3.0	1.0–2.0	1202	$1,900	$1.58	3d	2	0.40mi
3591 Indigo Ridge Pt Colorado Springs, CO	4.0	2.0	2040	$2,195	$1.08	3d	1	0.44mi
213 Audubon Dr Colorado Springs, CO	3.0	3.0	2157	$2,325	$1.08	24d	1	0.48mi
106 Balfour Ave Colorado Springs, CO	3.0	1.0	1391	$2,000	$1.44	24d	1	0.70mi
3798 Venice Grv Colorado Springs, CO	3.0	2.5	2431	$2,100	$0.86	24d	1	0.86mi
2205 Willow Tree Grv Colorado Springs, CO	1.0–3.0	1.0–2.0	962	$2,170	$2.25	3d	21	0.87mi
3005 E Fountain Blvd Colorado Springs, CO	3.0	1.5	1950	$2,000	$1.03	15d	1	0.91mi
827 Sequoia Dr Colorado Springs, CO	4.0	2.0	1694	$2,700	$1.59	3d	1	0.97mi
3125 E Fountain Blvd Colorado Springs, CO	2.0–3.0	1.5	1650	$1,875	$1.14	3d	7	0.99mi
4215 E Pikes Peak Ave Colorado Springs, CO	2.0–3.0	1.0–1.5	1541	$2,373	$1.54	3d	7	1.14mi
894 Petra Hts Colorado Springs, CO	3.0	2.5	1671	$2,045	$1.22	3d	1	1.17mi
2310 E Saint Vrain St Unit 102 Colorado Springs, CO	2.0	1.0	1245	$1,600	$1.29	24d	1	1.18mi
913 N Chelton Rd Colorado Springs, CO	1.0–3.0	1.0–2.5	1062	$1,775	$1.67	3d	5	1.22mi
1340 Inverness Dr Colorado Springs, CO	1.0–3.0	1.0–2.0	936	$2,026	$2.16	3d	17	1.26mi
1055 Petra Hts Colorado Springs, CO	3.0	2.5	1702	$2,200	$1.29	24d	1	1.26mi
4215 Samaritan Loop Colorado Springs, CO	3.0	2.5	1653	$2,122	$1.28	15d	1	1.29mi
4271 Samaritan Loop Colorado Springs, CO	3.0	2.5	2027	$2,235	$1.10	15d	1	1.31mi
1071 Cana Grv Colorado Springs, CO	3.0	2.5	1932	$2,295	$1.19	24d	1	1.33mi
4424 Samaritan Loop Colorado Springs, CO	3.0	2.5	1960	$2,400	$1.22	24d	1	1.34mi
1114 Wynkoop Dr Colorado Springs, CO	4.0	2.0	1600	$2,000	$1.25	3d	1	1.35mi
1518 Tyram Grv Unit 102 Colorado Springs, CO	3.0	3.0	1552	$2,195	$1.41	3d	1	1.36mi
1540 Sparton Grv Unit 102 Colorado Springs, CO	3.0	3.0	1552	$2,195	$1.41	3d	1	1.40mi
4275 Sanders Vw Colorado Springs, CO	1.0–3.0	1.0–2.0	932	$3,006	$3.23	3d	27	1.43mi
4102 Maxwell Rd Colorado Springs, CO	4.0	2.0	1788	$750	$0.42	24d	1	1.46mi
4569 Tetman Ln Colorado Springs, CO	4.0	3.0	1750	$2,550	$1.46	14d	1	1.46mi

Listing history 12 events

1. 2026-05-31
   status $154,000 Pending 73 DOM
2. 2026-05-31
   days on market $154,000 Under Contract - Showing 73 DOM
3. 2026-03-28
   historical Under Contract - Showing
4. 2026-03-19
   listed $154,000 Active
5. 2024-06-29
   status Pending
6. 2024-06-29
   status Pending Accepting Backup Offers
7. 2024-06-29
   historical
8. 2024-06-29
   historical
9. 2024-06-25
   listed $250,000 Active
10. 2024-06-25
    listed $250,000 Active
11. 2011-12-30
    soldstatus $145,900
12. 1965-08-01
    soldstatus $17,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°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: $25,104
• − Mortgage interest: −$8,626
• − Property taxes: −$2,310
• − Insurance: −$770
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$4,480
• Taxable income: $4,901
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $5,885/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: Colorado Springs School District No. 11 In The County Of E
• NCES district ID: 0803060
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $47,884
• Composite: 24.69/100
• National rank: #7613
• State rank: #56 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): 31,368
• Household income: $61,969
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1449.0

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 0.68)
• Race & ethnicity: White 44% Hispanic / Latino 33% Two or more races 17% Black 11% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 24% Puerto Rican 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 78% English-only · Spanish 17% German/W. Germanic 1% Other Indo-European 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: ▼ -121.36%
• Current HPI: 320.6817
• Rent YoY: ▼ -1.51%
• 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

+805.9% since first listed

10 events — show timeline

• 2026-03-28 Contingent — elevateMLS
• 2026-03-19 Listed $154,000 elevateMLS
• 2024-06-29 Pending — IRES
• 2024-06-29 Pending — REColorado as Distributed by MLS Grid
• 2024-06-29 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-06-29 Listing Removed — IRES
• 2024-06-25 Listed $250,000 REColorado as Distributed by MLS Grid
• 2024-06-25 Listed $250,000 IRES
• 2011-12-30 Sold (Public Records) $145,900 Public Records
• 1965-08-01 Sold (Public Records) $17,000 Public Records

Property tax history

+22.5%/yr

Latest (2024): $14,620 · +1281.7% YoY. Source: county tax records.