Waypoint Plan · Colorado Springs, CO 80927

$288,990

3 bd · 2.0 ba · 936 sqft · Townhouse · 370 Days on market

Poor condition $180/mo HOA · 8% of rent

---

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 +7.2/30.0
• Appreciation +4.4/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• 1% rule +2.8/10.0
• DSCR +1.4/10.0
• Rent growth +1.3/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Chart your course home with the Waypoint, a duet-style home blending smart space planning with modern convenience. . Offering 3 bedrooms, 2 baths, and 936 square feet, this two-story layout is perfect for growing households or anyone seeking flexible living. The open-concept main floor flows effortlessly from the living area to the kitchen and dining space, making it ideal for entertaining or family time. Upstairs, the private primary suite provides a restful retreat, while two additional bedrooms and a full bath accommodate guests or workspace needs. A 2-car garage and end-unit design add value, privacy, and convenience, while the home's efficient footprint keeps maintenance and costs low, so you can focus on what matters most. Enjoy access to Banning Lewis Ranch's incredible amenities, including parks, pools, fitness centers, award-winning schools, dog park, and miles of scenic trails, all within a vibrant, welcoming community.

Key facts

• End-unit design
• 2-car garage
• $180 HOA

Tags

• OPEN-CONCEPT MAIN FLOOR
• PRIVATE PRIMARY SUITE
• 2-CAR GARAGE
• END-UNIT DESIGN
• BANNING LEWIS RANCH AMENITIES
• AWARD-WINNING SCHOOLS

🏗️ New construction. The $288,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $293,999.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $289k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (20.8% below list).
• Recommended offer: $229k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.4% 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); 298 active listings in the ZIP; high-income renter base; 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent is only 17% of the median local income ($164k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 370 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,946 (20.8% 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 370 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.78% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 10.7

CMA / ARV

• ARV (median comp): $293,999
• List price: $288,990
• Delta: -1.70%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9498 Clarkville Trl	0.19mi	3/2.0	936 (0%)	3mo	$312,015	$333	88
9462 Clarkville Trl	0.16mi	3/2.0	1,008 (+8%)	4mo	$292,999	$291	77
9526 Clarkville Trl	0.21mi	3/2.0	1,008 (+8%)	1mo	$311,600	$309	76
9518 Clarkville Trl	0.21mi	3/2.5	1,008 (+8%)	2mo	$298,700	$296	74
9574 Clarkville Trl	0.25mi	3/2.5	1,008 (+8%)	0mo	$294,999	$293	73
9494 Clarkville Trl	0.35mi	3/2.5	1,008 (+8%)	3mo	$292,424	$290	66
9550 Clarkville Trl	0.24mi	2/2.0 (-1)	828 (-12%)	2mo	$279,999	$338	63

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: -17.1%
• Equity multiple: 0.30×
• Total profit: $-57,488
• Equity at exit: $67,655

10-year hold

• IRR: -13.8%
• Equity multiple: -0.07×
• Total profit: $-87,686
• Equity at exit: $68,258

Cash invested: $82,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 16 under contract
• Months of supply: 6.7 mo (15%/mo absorbed)
• Median asking: $298,095 ($318/sqft)
• Median days on market: 22 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -1.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 80927

• Home prices YoY: -0.7%
• Rents YoY: -4.7%
• Active inventory: 298
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,289 medium
• Mortgage (P&I): −$1,542
• Tax est. 1.5%: −$367 /mo · $4,410/yr
• Insurance: −$122
• HOA: −$180
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-403

Break-even live

Break-even rent $2,800

Max offer price $235,672

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-301	+0% $-403	+5% $-505	+10% $-606
Rent	-10% $-584	-5% $-494	+0% $-403	+5% $-313	+10% $-222
Rate	-1.0pp $-255	-0.5pp $-328	base $-403	+0.5pp $-479	+1.0pp $-557

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: $73,500
• Closing costs: $8,820
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $180/mo · $2,160/yr

• Likely covers: poolgym

Listing history 50 events

1. 2026-11-08
   days on market $288,990 Active 370 DOM
2. 2026-11-07
   days on market $288,990 Active 369 DOM
3. 2026-11-06
   days on market $288,990 Active 368 DOM
4. 2026-11-05
   days on market $288,990 Active 367 DOM
5. 2026-11-04
   days on market $288,990 Active 366 DOM
6. 2026-11-02
   days on market $288,990 Active 364 DOM
7. 2026-11-01
   days on market $288,990 Active 363 DOM
8. 2026-10-31
   days on market $288,990 Active 362 DOM
9. 2026-10-30
   days on market $288,990 Active 361 DOM
10. 2026-10-29
    days on market $288,990 Active 360 DOM
11. 2026-10-28
    days on market $288,990 Active 359 DOM
12. 2026-10-27
    days on market $288,990 Active 358 DOM
13. 2026-10-26
    days on market $288,990 Active 357 DOM
14. 2026-10-26
    days on market $288,990 Active 356 DOM
15. 2026-10-24
    days on market $288,990 Active 355 DOM
16. 2026-10-23
    days on market $288,990 Active 354 DOM
17. 2026-10-22
    days on market $288,990 Active 353 DOM
18. 2026-10-21
    days on market $288,990 Active 352 DOM
19. 2026-10-20
    days on market $288,990 Active 351 DOM
20. 2026-10-19
    days on market $288,990 Active 350 DOM
21. 2026-10-18
    days on market $288,990 Active 349 DOM
22. 2026-10-18
    days on market $288,990 Active 348 DOM
23. 2026-10-16
    days on market $288,990 Active 347 DOM
24. 2026-10-15
    days on market $288,990 Active 346 DOM
25. 2026-10-14
    days on market $288,990 Active 345 DOM
26. 2026-10-13
    days on market $288,990 Active 344 DOM
27. 2026-10-12
    days on market $288,990 Active 343 DOM
28. 2026-10-11
    days on market $288,990 Active 342 DOM
29. 2026-10-10
    days on market $288,990 Active 341 DOM
30. 2026-10-09
    days on market $288,990 Active 340 DOM
31. 2026-10-08
    days on market $288,990 Active 339 DOM
32. 2026-10-07
    days on market $288,990 Active 338 DOM
33. 2026-10-06
    days on market $288,990 Active 337 DOM
34. 2026-10-05
    days on market $288,990 Active 336 DOM
35. 2026-10-04
    days on market $288,990 Active 335 DOM
36. 2026-10-03
    days on market $288,990 Active 334 DOM
37. 2026-10-02
    days on market $288,990 Active 333 DOM
38. 2026-10-01
    days on market $288,990 Active 332 DOM
39. 2026-09-30
    days on market $288,990 Active 331 DOM
40. 2026-09-29
    days on market $288,990 Active 330 DOM
41. 2026-09-28
    days on market $288,990 Active 329 DOM
42. 2026-09-27
    days on market $288,990 Active 328 DOM
43. 2026-09-25
    days on market $288,990 Active 326 DOM
44. 2026-09-24
    days on market $288,990 Active 325 DOM
45. 2026-09-23
    days on market $288,990 Active 324 DOM
46. 2026-09-22
    days on market $288,990 Active 323 DOM
47. 2026-09-21
    days on market $288,990 Active 322 DOM
48. 2026-09-20
    days on market $288,990 Active 321 DOM
49. 2026-09-19
    days on market $288,990 Active 320 DOM
50. 2026-09-18
    days on market $288,990 Active 319 DOM

ⓘ 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: $27,474
• − Mortgage interest: −$16,469
• − Property taxes: −$4,410
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − HOA: −$2,160
• − Depreciation: −$8,553
• Taxable loss: −$9,983
• Est. tax savings @ 24.0%: +$2,396
• After-tax cash flow: $-2,441/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.

Condition & rehab AI · 1 photo

Poor 20/100 None rehab

This property is a 'to be built' townhouse with no visible condition or repair details. It is currently in the planning phase and requires substantial construction and finishing work to be habitable.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Falcon Elementary School Of Technology F CO #606/966 Nat'l #30,133/41,679 Middle Falcon Middle School F CO #154/270 Nat'l #9,793/14,009 High Falcon High School D CO #115/381 Nat'l #5,677/17,239

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

B Composite livability gradescore 78/100

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 · 768,926 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
• Severe rent burden: 30% of renters

---

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%
• 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

1 event — show timeline

• 2025-11-03 Listed $314,990 Zillow