5791 Bowerman Ln · Colorado Springs, CO 80927

$499,999

4 bd · 3.0 ba · 3,376 sqft · SingleFamily · 96 Days on market

Built 2026 6,495 sqft lot $148/sqft · 21% below area Est $635k · 21% under ↓ 6% since listing

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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 +6.9/30.0
• Appreciation +4.4/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Rent growth +1.3/5.0
• DSCR +1.1/10.0

Listing remarks MLS

The Splendor floorplan combines effortless single-level living with thoughtful design touches that elevate comfort, style, and day-to-day convenience. . This ranch-style home offers 1968 sqft, 4 bedrooms, 3 bathrooms, an open-concept great room, and a 2-car garage, all designed within a spacious and functional layout ideal for entertaining and comfortable living. This home feels bright and airy thanks to 9' ceilings, generously sized windows, and a flowing layout that connects the main living spaces. The primary suite offers true retreat vibes with a large walk-in closet, dual sinks, and a beautifully tiled spa shower. Three additional bedrooms provide flexibility for guests, hobbies, or work-from-home needs. Built with energy efficiency at the forefront, the Splendor is crafted to help reduce monthly costs while maintaining year-round comfort.

Key facts

• 6,495 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-761 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $390k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $341k (31.8% below list).
• Recommended offer: $341k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: Falcon Elementary School of Technology (math 24% / reading 24%, grade F, #606 of 966 statewide, top 65%, 257 students, 48% 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) — zoned schools average 33% FRL vs 17% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.7%/yr); 223 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 (-1.2%/yr); year-one equity from $3k of loan paydown is wiped out by about $6k 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 96 days — a 9% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $64k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $341,025 (31.8% 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 96 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.53%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $634,739
• List price: $499,999
• Delta: -21.23%
• 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
5775 Bowerman Ln	0.07mi	5/3.5 (+1)	3,360 (-0%)	0mo	$549,460	$164	89
9335 Mayflower Gulch Way	0.39mi	4/3.0	3,205 (-5%)	4mo	$598,750	$187	70
5710 Last Chance Dr	0.26mi	4/3.5	3,110 (-8%)	6mo	$610,000	$196	68
5792 Zounds Way	0.28mi	5/3.5 (+1)	3,110 (-8%)	6mo	$609,000	$196	62
5721 Mammoth Ln	0.37mi	4/4.0	3,191 (-6%)	11mo	$605,000	$190	60
5905 Longford Way	0.49mi	3/3.0 (-1)	3,285 (-3%)	12mo	$569,900	$173	58
5968 Callan Dr	0.61mi	4/4.0	3,510 (+4%)	6mo	$650,000	$185	56
9355 Graysill Ln	0.35mi	5/3.0 (+1)	3,711 (+10%)	15mo	$649,950	$175	50
5932 Callan Dr	0.60mi	5/4.0 (+1)	3,276 (-3%)	14mo	$635,000	$194	47
5914 Torrisdale Vw	0.70mi	3/3.0 (-1)	3,705 (+10%)	1mo	$540,000	$146	45
6016 Haster Grv	0.69mi	3/3.0 (-1)	3,170 (-6%)	10mo	$615,000	$194	44
5812 Mireland Vw	0.72mi	3/4.0 (-1)	3,015 (-11%)	10mo	$525,000	$174	31

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

Projected returns pro-forma

-1.24% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.28×
• Total profit: $-101,372
• Equity at exit: $115,060

10-year hold

• IRR: -14.1%
• Equity multiple: -0.10×
• Total profit: $-153,796
• Equity at exit: $116,085

Cash invested: $140,000 (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 80927

• Home prices YoY: -0.7%
• Rents YoY: -4.7%
• Active inventory: 223
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $3,410 medium
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $-761

Break-even live

Break-even rent $4,374

Max offer price $389,840

Occupancy floor —

Sensitivity live

Price	-10% $-416	-5% $-589	+0% $-761	+5% $-934	+10% $-1,107
Rent	-10% $-1,031	-5% $-896	+0% $-761	+5% $-627	+10% $-492
Rate	-1.0pp $-509	-0.5pp $-634	base $-761	+0.5pp $-891	+1.0pp $-1,023

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9377 Mayflower Gulch Way Colorado Springs, CO	5.0	4.0	3260	$3,850	$1.18	4d	1	0.35mi
6554 Shadow Star Dr Colorado Springs, CO	3.0	2.5	2300	$2,695	$1.17	23d	1	1.11mi
8811 Tranquil Knoll Ln Colorado Springs, CO	4.0	2.5	4200	$3,300	$0.79	12d	1	1.26mi

Listing history 21 events

1. 2026-06-21
   days on market $499,999 Active 96 DOM
2. 2026-06-18
   days on market $499,999 Active 93 DOM
3. 2026-06-18
   price $499,999 Active 92 DOM
4. 2026-06-17
   days on market $524,999 Active 92 DOM
5. 2026-06-16
   days on market $524,999 Active 91 DOM
6. 2026-06-15
   days on market $524,999 Active 90 DOM
7. 2026-06-14
   days on market $524,999 Active 88 DOM
8. 2026-06-13
   pricedays on market $524,999 Active 87 DOM
9. 2026-06-10
   days on market $532,030 Active 85 DOM
10. 2026-06-09
    days on market $532,030 Active 84 DOM
11. 2026-06-08
    days on market $532,030 Active 83 DOM
12. 2026-06-07
    days on market $532,030 Active 82 DOM
13. 2026-06-05
    days on market $532,030 Active 79 DOM
14. 2026-06-03
    days on market $532,030 Active 78 DOM
15. 2026-06-03
    days on market $532,030 Active 77 DOM
16. 2026-06-01
    days on market $532,030 Active 76 DOM
17. 2026-05-31
    days on market $532,030 Active 75 DOM
18. 2026-05-11
    price $532,030 856-char remark

    Show marketing remark (856 chars)

    The Splendor floorplan combines effortless single-level living with thoughtful design touches that elevate comfort, style, and day-to-day convenience. . This ranch-style home offers 1968 sqft, 4 bedrooms, 3 bathrooms, an open-concept great room, and a 2-car garage, all designed within a spacious and functional layout ideal for entertaining and comfortable living. This home feels bright and airy thanks to 9' ceilings, generously sized windows, and a flowing layout that connects the main living spaces. The primary suite offers true retreat vibes with a large walk-in closet, dual sinks, and a beautifully tiled spa shower. Three additional bedrooms provide flexibility for guests, hobbies, or work-from-home needs. Built with energy efficiency at the forefront, the Splendor is crafted to help reduce monthly costs while maintaining year-round comfort.

19. 2026-05-07
    price $532,030 722-char remark

    Show marketing remark (722 chars)

    The Splendor floorplan combines effortless single-level living with thoughtful design touches that elevate comfort, style, and day-to-day convenience. This ranch-style home offers 1968 sqft, 4 bedrooms, 3 bathrooms, an open-concept great room, and a 2-car garage, all designed within a spacious and functional layout ideal for entertaining and comfortable living. This home feels bright and airy thanks to 9’ ceilings, generously sized windows, and a flowing layout that connects the main living spaces. The primary suite offers true retreat vibes with a large walk-in closet, dual sinks, and a beautifully tiled spa shower. Three additional bedrooms provide flexibility for guests, hobbies, or work-from-home needs.

20. 2026-03-17
    listed $563,775 Active 722-char remark

    Show marketing remark (722 chars)

    The Splendor floorplan combines effortless single-level living with thoughtful design touches that elevate comfort, style, and day-to-day convenience. This ranch-style home offers 1968 sqft, 4 bedrooms, 3 bathrooms, an open-concept great room, and a 2-car garage, all designed within a spacious and functional layout ideal for entertaining and comfortable living. This home feels bright and airy thanks to 9’ ceilings, generously sized windows, and a flowing layout that connects the main living spaces. The primary suite offers true retreat vibes with a large walk-in closet, dual sinks, and a beautifully tiled spa shower. Three additional bedrooms provide flexibility for guests, hobbies, or work-from-home needs.

21. 2026-03-02
    listed $563,775 Active 856-char remark

    Show marketing remark (856 chars)

    The Splendor floorplan combines effortless single-level living with thoughtful design touches that elevate comfort, style, and day-to-day convenience. . This ranch-style home offers 1968 sqft, 4 bedrooms, 3 bathrooms, an open-concept great room, and a 2-car garage, all designed within a spacious and functional layout ideal for entertaining and comfortable living. This home feels bright and airy thanks to 9' ceilings, generously sized windows, and a flowing layout that connects the main living spaces. The primary suite offers true retreat vibes with a large walk-in closet, dual sinks, and a beautifully tiled spa shower. Three additional bedrooms provide flexibility for guests, hobbies, or work-from-home needs. Built with energy efficiency at the forefront, the Splendor is crafted to help reduce monthly costs while maintaining year-round comfort.

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

Taxation est. · year 1

• Rental income: $40,923
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,274
• − Management: −$3,274
• − Depreciation: −$14,545
• Taxable loss: −$18,178
• Est. tax savings @ 24.0%: +$4,363
• After-tax cash flow: $-4,773/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

• Census place: Colorado Springs, CO
• County: El Paso County · 689,348 people
• City population: 555,783
• Metro: Colorado Springs, CO
• Population (ZIP): 8,036
• Household income: $163,803
• Rent vs Own: 8.4% rent · 91.6% own

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 23% Two or more races 16% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 3% Romanian 3% Iranian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -1.24%
• Current HPI: 176.9533
• Rent YoY: ▼ -4.71%
• 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

-5.6% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $532,030 Zillow
• 2026-05-07 Price Changed $532,030 elevateMLS
• 2026-03-17 Listed $563,775 elevateMLS
• 2026-03-02 Listed $563,775 Zillow