Waypoint Plan · Colorado Springs, CO 80927

$288,990

3 bd · 2.0 ba · 936 sqft · Townhouse · 278 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 +6.4/30.0
• Appreciation +4.4/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• 1% rule +2.3/10.0
• Rent growth +1.3/5.0
• Condition / age +1.0/5.0
• DSCR +0.7/10.0

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 — $302,507.

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 $-521 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (23.4% below list).
• Recommended offer: $221k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.4% in Colorado Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 252 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 16% 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 278 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,409 (23.4% 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 278 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.73% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.39%
• DSCR: 0.67
• GRM: 11.4

CMA / ARV

• ARV (median comp): $302,507
• List price: $288,990
• Delta: -4.47%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9498 Clarkville Trl	0.19mi	3/2.0	936 (0%)	0mo	$312,015	$333	91
9462 Clarkville Trl	0.16mi	3/2.0	1,008 (+8%)	0mo	$292,999	$291	79
9406 Clarkville Trl	0.16mi	3/2.0	1,008 (+8%)	1mo	$299,999	$298	78
9334 Oro City Loop	0.18mi	2/2.0 (-1)	1,011 (+8%)	0mo	$339,999	$336	73
9310 Oro City Loop	0.16mi	2/2.0 (-1)	1,011 (+8%)	2mo	$334,021	$330	72
9234 Oro City Loop	0.08mi	2/2.5 (-1)	1,031 (+10%)	4mo	$324,999	$315	69
9494 Clarkville Trl	0.35mi	3/2.5	1,008 (+8%)	0mo	$292,424	$290	69
9318 Oro City Loop	0.17mi	2/2.5 (-1)	1,031 (+10%)	0mo	$324,999	$315	68
9290 Oro City Loop	0.15mi	2/2.5 (-1)	1,031 (+10%)	3mo	$344,559	$334	67
5719 Tramore Ct	0.19mi	2/2.0 (-1)	1,097 (+17%)	4mo	$325,000	$296	58
5627 Tramore Ct	0.28mi	2/2.0 (-1)	1,089 (+16%)	4mo	$330,000	$303	54
9109 Castlebear Dr	0.29mi	2/2.0 (-1)	1,089 (+16%)	3mo	$338,000	$310	54

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: -19.1%
• Equity multiple: 0.23×
• Total profit: $-65,536
• Equity at exit: $69,613

10-year hold

• IRR: -15.9%
• Equity multiple: -0.22×
• Total profit: $-102,949
• Equity at exit: $70,233

Cash invested: $84,702 (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 · 6 under contract
• Months of supply: 20.0 mo (5%/mo absorbed)
• Median asking: $284,342 ($331/sqft)
• Median days on market: 57 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -2.4% 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: 252
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,214 medium
• Mortgage (P&I): −$1,586
• Tax est. 1.5%: −$378 /mo · $4,538/yr
• Insurance: −$126
• HOA: −$180
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-521

Break-even live

Break-even rent $2,874

Max offer price $227,056

Occupancy floor —

Sensitivity live

Price	-10% $-312	-5% $-417	+0% $-521	+5% $-626	+10% $-730
Rent	-10% $-696	-5% $-609	+0% $-521	+5% $-434	+10% $-347
Rate	-1.0pp $-369	-0.5pp $-444	base $-521	+0.5pp $-600	+1.0pp $-680

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: $75,627
• Closing costs: $9,075
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $180/mo · $2,160/yr

• Likely covers: poolgym

Listing history 50 events

1. 2026-08-08
   days on market $288,990 Active 278 DOM
2. 2026-08-07
   days on market $288,990 Active 277 DOM
3. 2026-08-06
   days on market $288,990 Active 276 DOM
4. 2026-08-05
   days on market $288,990 Active 275 DOM
5. 2026-08-04
   days on market $288,990 Active 274 DOM
6. 2026-08-03
   days on market $288,990 Active 273 DOM
7. 2026-07-31
   days on market $288,990 Active 270 DOM
8. 2026-07-30
   days on market $288,990 Active 268 DOM
9. 2026-07-28
   days on market $288,990 Active 267 DOM
10. 2026-07-26
    days on market $288,990 Active 265 DOM
11. 2026-07-25
    days on market $288,990 Active 264 DOM
12. 2026-07-24
    days on market $288,990 Active 263 DOM
13. 2026-07-23
    days on market $288,990 Active 262 DOM
14. 2026-07-22
    days on market $288,990 Active 261 DOM
15. 2026-07-21
    days on market $288,990 Active 260 DOM
16. 2026-07-18
    days on market $288,990 Active 257 DOM
17. 2026-07-16
    days on market $288,990 Active 255 DOM
18. 2026-07-16
    days on market $288,990 Active 254 DOM
19. 2026-07-14
    days on market $288,990 Active 253 DOM
20. 2026-07-13
    days on market $288,990 Active 252 DOM
21. 2026-07-12
    days on market $288,990 Active 251 DOM
22. 2026-07-11
    days on market $288,990 Active 250 DOM
23. 2026-07-10
    days on market $288,990 Active 249 DOM
24. 2026-07-09
    days on market $288,990 Active 248 DOM
25. 2026-07-07
    days on market $288,990 Active 246 DOM
26. 2026-07-06
    days on market $288,990 Active 245 DOM
27. 2026-07-05
    days on market $288,990 Active 244 DOM
28. 2026-07-03
    days on market $288,990 Active 242 DOM
29. 2026-07-02
    days on market $288,990 Active 241 DOM
30. 2026-07-01
    days on market $288,990 Active 240 DOM
31. 2026-06-30
    days on market $288,990 Active 239 DOM
32. 2026-06-29
    days on market $288,990 Active 238 DOM
33. 2026-06-28
    days on market $288,990 Active 237 DOM
34. 2026-06-28
    days on market $288,990 Active 236 DOM
35. 2026-06-27
    days on market $288,990 Active 235 DOM
36. 2026-06-25
    days on market $288,990 Active 233 DOM
37. 2026-06-23
    days on market $288,990 Active 231 DOM
38. 2026-06-21
    days on market $288,990 Active 230 DOM
39. 2026-06-18
    price $288,990 Active 227 DOM
40. 2026-06-18
    days on market $314,990 Active 227 DOM
41. 2026-06-17
    days on market $314,990 Active 226 DOM
42. 2026-06-16
    days on market $314,990 Active 225 DOM
43. 2026-06-15
    days on market $314,990 Active 224 DOM
44. 2026-06-14
    days on market $314,990 Active 222 DOM
45. 2026-06-13
    days on market $314,990 Active 221 DOM
46. 2026-06-10
    days on market $314,990 Active 219 DOM
47. 2026-06-09
    days on market $314,990 Active 218 DOM
48. 2026-06-08
    days on market $314,990 Active 217 DOM
49. 2026-06-07
    days on market $314,990 Active 216 DOM
50. 2026-06-05
    days on market $314,990 Active 213 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: $26,569
• − Mortgage interest: −$16,945
• − Property taxes: −$4,538
• − Insurance: −$1,513
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − HOA: −$2,160
• − Depreciation: −$8,800
• Taxable loss: −$11,637
• Est. tax savings @ 24.0%: +$2,793
• After-tax cash flow: $-3,464/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%
• 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

1 event — show timeline

• 2025-11-03 Listed $314,990 Zillow