11743 Foraker Ln · Colorado Springs, CO 80925

$453,755

5 bd · 3.0 ba · 2,415 sqft · Land · 11 Days on market

Built 2026 3,984 sqft lot

---

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 +10.1/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +2.9/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Come see this beautiful, brand new five bedroom home! This home features a large island perfect for entertaining or dining that flows into the kitchen and dining room. Rounding out the main floor is a bedroom and a full bath. The upstairs of this home features a luxurious and spacious primary bedroom with a private bath, as well as 3 nice sized secondary bedrooms. Includes a large laundry room and also a loft to enjoy your activities in. This home site features fencing and all landscaping, as well as sprinklers, included. This home has many included features such as our smart home package, full AC, tankless water heater, quartz countertops throughout, fridge, blinds, stainless steel applian

Key facts

• Quartz countertops
• Smart home package
• Private bath

Tags

• LARGE ISLAND
• PRIVATE BATH
• LARGE LAUNDRY ROOM
• SMART HOME PACKAGE
• TANKLESS WATER HEATER
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $454k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $406k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (32.1% below list).
• Recommended offer: $308k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• School District No. 3 In The County Of El Paso And State Of (suburban): math 17% / reading 41% proficiency, ranked #49 of 86 in CO (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.6%/yr); 387 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent runs 35% of the median local income ($107k/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 $3k of loan paydown is wiped out by about $14k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $307,884 (32.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.59%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.58% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.32×
• Total profit: $-85,818
• Equity at exit: $67,656

10-year hold

• IRR: -9.2%
• Equity multiple: 0.40×
• Total profit: $-76,502
• Equity at exit: $39,232

Cash invested: $127,051 (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 80925

• Home prices YoY: -30.9%
• Rents YoY: 4.6%
• Active inventory: 387
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,079 high
• Mortgage (P&I): −$2,380
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$189
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $-268

Break-even live

Break-even rent $3,418

Max offer price $406,492

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-139	+0% $-268	+5% $-396	+10% $-524
Rent	-10% $-511	-5% $-389	+0% $-268	+5% $-146	+10% $-24
Rate	-1.0pp $-39	-0.5pp $-152	base $-268	+0.5pp $-385	+1.0pp $-505

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: $113,439
• Closing costs: $13,613
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6733 Nystrom Ter Colorado Springs, CO	4.0	3.5	2466	$2,485	$1.01	23d	1	0.25mi
6512 Tillamook Dr Colorado Springs, CO	5.0	3.0	3156	$3,100	$0.98	12d	1	0.57mi
6083 Mumford Dr Colorado Springs, CO	4.0	2.5	2336	$2,400	$1.03	12d	1	0.63mi
10811 Witcher Dr Colorado Springs, CO	4.0	3.0	1748	$2,400	$1.37	21d	1	0.73mi
6470 Chaplin Dr Colorado Springs, CO	5.0	4.0	2763	$2,995	$1.08	5d	1	0.82mi
6196 Wacissa Dr Colorado Springs, CO	4.0	3.0	1985	$2,495	$1.26	12d	1	0.83mi
6496 Lamine Dr Colorado Springs, CO	4.0	2.5	2115	$2,395	$1.13	25d	1	0.86mi
6748 Lamine Dr Colorado Springs, CO	5.0	3.0	3156	$2,799	$0.89	16d	1	0.92mi
6105 Fiddle Way Colorado Springs, CO	6.0	3.5	3120	$2,910	$0.93	16d	1	1.04mi

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-16
   listed $453,755 Active

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $2,496 · $208/mo
• Expected delta: +$921/yr (+$77/mo · 58.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,946
• − Mortgage interest: −$25,417
• − Property taxes: −$1,575
• − Insurance: −$2,269
• − Repairs & maintenance: −$2,956
• − Management: −$2,956
• − Depreciation: −$13,200
• Taxable loss: −$11,426
• Est. tax savings @ 24.0%: +$2,742
• After-tax cash flow: $-468/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: School District No. 3 In The County Of El Paso And State Of
• NCES district ID: 0806480
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $59,560
• Composite: 26.19/100
• National rank: #7265
• State rank: #49 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): 17,273
• Household income: $106,953
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 101.0

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 0.69)
• Race & ethnicity: White 46% Hispanic / Latino 27% Two or more races 13% Black 11% Asian 6% Native American 3% Pacific Islander 3%
• Hispanic origin (detail): Mexican 13% Puerto Rican 5%
• Common ancestry: Italian 2% Swedish 2% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 82% English-only · Spanish 10% 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: ▼ -107.91%
• Current HPI: 241.4206
• Rent YoY: ▲ 4.58%
• 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

2 events — show timeline

• 2026-04-27 Pending — elevateMLS
• 2026-04-16 Listed $453,755 elevateMLS