313 W Monument St · Colorado Springs, CO 80905

$99,000

1 bd · 1.0 ba · 654 sqft · SingleFamily public records · 3 Days on market

Built 1895 4,791 sqft 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This one-bedroom, one-bathroom home on the west side of I-25 in Colorado Springs is being sold on behalf of a trustee. This house is well-suited for an investor or a flipper. THE HOUSE NEEDS SIGNIFICANT REPAIR TO BE INHABITABLE. We will provide a copy of a home inspection report for informational purposes. The buyer is expected to perform their own due diligence prior to bidding. This single-floor ranch home is 654 ft. ², sitting on a fenced 4780 square-foot lot. There are two small outbuildings in the backyard, both in need of maintenance and repair. The home is located near downtown, shopping, entertainment, and services. District 11 (D-11) schools are nearby -- Bristol Elementary K-

Key facts

• One bedroom home
• One bathroom home
• Historic westside

Tags

• ONE BEDROOM HOME
• ONE BATHROOM HOME
• FENCED LOT
• TWO SMALL OUTBUILDINGS
• WALKABLE POCKET
• HISTORIC WESTSIDE

Property features AI

Finance

• Financial info: Cash purchase terms
• HOA & community: No HOA

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Electricity available
• Home design: Single family residence; Existing home
• Construction: Crawl space foundation; Existing home construction
• Exterior features: Wood frame structure; Stucco and wood siding; Composite shingle roof; Fully fenced yard; Storage shed; Located on a cul-de-sac; Gravel alley access; Near hiking trails, park, public transit, and schools

Interior

• Bedrooms: Main floor bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Forced air heating; No cooling

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 10.6% 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.
• 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 rising (+2.3%/yr); 148 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $261,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 W Boulder St	0.35mi	2/1.0 (+1)	619 (-5%)	8mo	$161,500	$261	63
509 N Spruce St	0.15mi	2/1.0 (+1)	748 (+14%)	10mo	$299,000	$400	55
115 N Chestnut St	0.54mi	2/1.0 (+1)	730 (+12%)	2mo	$350,000	$479	49

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 · 2.3% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $5,630
• Equity at exit: $14,761

10-year hold

• IRR: 14.1%
• Equity multiple: 2.10×
• Total profit: $30,354
• Equity at exit: $8,560

Cash invested: $27,720 (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 80905

• Home prices YoY: -31.1%
• Rents YoY: 2.3%
• Active inventory: 148
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$519
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $354

Break-even live

Break-even rent $816

Max offer price $99,000

Occupancy floor 67%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 1/2 N Spruce St Colorado Springs, CO	1.0	1.0	741	$1,050	$1.42	21d	1	0.20mi
323 N Spruce St Colorado Springs, CO	1.0	1.0	600	$1,500	$2.50	23d	1	0.26mi
624 N Cascade Ave Colorado Springs, CO	2.0	1.0	709	$1,635	$2.31	3d	11	0.30mi
611 N Cascade Ave Unit 611-8 Colorado Springs, CO	1.0	1.0	360	$925	$2.57	3d	1	0.36mi
30 Boulder Crescent St Colorado Springs, CO	1.0	1.0	570	$1,390	$2.44	23d	1	0.38mi
515 N Tejon St Unit 2 1UNIT 2 Colorado Springs, CO	1.0	1.0	670	$1,145	$1.71	14d	1	0.46mi
515 N Tejon St Colorado Springs, CO	1.0	1.0	650	$1,350	$2.08	23d	1	0.46mi
724 N Nevada Ave Colorado Springs, CO	1.0	1.0	650	$1,245	$1.92	23d	1	0.52mi
724 N Nevada Ave Colorado Springs, CO	—	1.0	375	$995	$2.65	3d	1	0.52mi
715 N Nevada Ave Unit 9 Colorado Springs, CO	1.0	1.0	370	$875	$2.36	3d	1	0.57mi
380 N Limit St Colorado Springs, CO	1.0–2.0	1.0–2.0	710	$990	$1.39	2d	1	0.57mi
815 N Nevada Ave Unit 103 Colorado Springs, CO	1.0	2.5	350	$750	$2.14	23d	1	0.59mi
815 N Nevada Ave Unit 101 Colorado Springs, CO	—	1.0	350	$750	$2.14	23d	1	0.59mi
618 N Weber St Colorado Springs, CO	1.0	1.0	398	$745	$1.87	23d	1	0.60mi
1238 Wood Ave Unit 4 Colorado Springs, CO	1.0	1.0	750	$1,495	$1.99	21d	1	0.69mi
532 W Colorado Ave Colorado Springs, CO	1.0	1.0	556	$1,521	$2.73	3d	2	0.72mi
322 Platte Ct Apt 2 Colorado Springs, CO	—	1.0	412	$895	$2.17	23d	1	0.73mi
1001 N Weber St Colorado Springs, CO	1.0	1.0	588	$995	$1.69	23d	1	0.75mi
816 W Colorado Ave Colorado Springs, CO	1.0	1.0	690	$975	$1.41	23d	1	0.76mi
423 N Wahsatch Ave Colorado Springs, CO	—	1.0	750	$979	$1.31	3d	1	0.76mi
1111 W Pikes Peak Ave Unit 1 Colorado Springs, CO	1.0	1.0	528	$1,595	$3.02	23d	1	0.77mi
1111 W Pikes Peak Ave Unit 3 Colorado Springs, CO	1.0	1.0	708	$1,795	$2.54	23d	1	0.77mi
324 E Bijou St Colorado Springs, CO	2.0	1.0	700	$1,225	$1.75	23d	1	0.80mi
1510 Gatehouse Cir S Colorado Springs, CO	1.0–2.0	1.0–2.0	901	$1,347	$1.50	3d	27	0.80mi
410 E Yampa St Unit 414YAM-06 Colorado Springs, CO	1.0	1.0	500	$800	$1.60	3d	1	0.84mi
1303 N Nevada Ave Colorado Springs, CO	1.0–2.0	1.0	685	$1,020	$1.49	14d	4	0.86mi
1324 N Nevada Ave Colorado Springs, CO	1.0	1.0	400	$800	$2.00	23d	1	0.86mi
1431 W Kiowa St Unit 2 Colorado Springs, CO	1.0	1.0	550	$925	$1.68	14d	1	0.87mi
404 E Kiowa St Colorado Springs, CO	2.0	1.0	704	$1,600	$2.27	23d	1	0.90mi
1516 N Cascade Ave Colorado Springs, CO	1.0	1.0	570	$1,250	$2.19	23d	1	0.93mi
629 Maple St Colorado Springs, CO	2.0	1.0	550	$2,000	$3.64	14d	1	0.94mi
400 E Pikes Peak Ave Colorado Springs, CO	2.0	1.0–2.0	889	$2,501	$2.81	3d	32	0.98mi
1632 W Kiowa St Unit 5 Colorado Springs, CO	—	1.0	600	$1,125	$1.88	23d	1	0.98mi
333 E Colorado Ave Colorado Springs, CO	2.0	1.0–2.0	867	$2,172	$2.50	3d	24	1.02mi
15 N Corona St Unit 1462273P Colorado Springs, CO	1.0	1.0	645	$1,950	$3.02	23d	1	1.04mi
1713 W Kiowa St Colorado Springs, CO	1.0	1.0	750	$1,250	$1.67	23d	1	1.04mi
217 S Weber St Colorado Springs, CO	1.0–2.0	1.0–2.0	969	$2,205	$2.28	21d	10	1.07mi
217 S Weber St Colorado Springs, CO	2.0	1.0–2.0	902	$2,591	$2.87	3d	71	1.07mi
322 E Vermijo Ave Colorado Springs, CO	2.0	1.0–2.0	728	$1,954	$2.68	3d	39	1.09mi
214 S Wahsatch Ave Unit 5 Colorado Springs, CO	—	1.0	352	$875	$2.49	23d	1	1.10mi

Listing history 4 events

1. 2026-06-18
   days on market $99,000 Active 3 DOM
2. 2026-06-17
   days on market $99,000 Active 2 DOM
3. 2026-06-15
   remarks 694-char remark
4. 2026-06-15
   listed $99,000 Active 1 DOM

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,011 · $84/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 5 d/yr ≥90°F today · 13 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: $15,173
• − Mortgage interest: −$5,546
• − Property taxes: −$1,010
• − Insurance: −$495
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,880
• Taxable income: $2,814
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,575/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): 16,672
• Household income: $63,281
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 1210.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 13% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -132.83%
• Current HPI: 294.7521
• Rent YoY: ▲ 2.30%
• 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

1 event — show timeline

• 2026-06-15 Listed $99,000 elevateMLS

Property tax history

+6.0%/yr

Latest (2025): $1,010 · +13.5% YoY. Source: county tax records.