Esprit Plan · Colorado Springs, CO 80925

$442,990

4 bd · 2.5 ba · 2,342 sqft · SingleFamily · 207 Days on market

Good condition Garage

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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 +5.1/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• Schools +2.9/10.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Esprit floorplan blends modern design with artisanal touches in a home built for flexibility, affordability, and efficiency. . This single-family, 2-story layout spans 2,986 sq. ft. in total and offers 4 beds, 2.5 baths, an unfinished basement, and an oversized 2-car garage. This home has plenty of curb appeal featuring a multi-textural exterior, front porch, and 5' privacy fencing. The main level is bright with oversized windows, 9' ceilings, home-office flex space, and an expansive "heart of the home" great room. Enjoy designer LVP flooring, Shaw carpeting, and Sherwin-Williams paint throughout.

Key facts

• Front porch
• Dining island
• Designer countertops

Tags

• MULTI-TEXTURAL EXTERIOR
• FRONT PORCH
• HOME-OFFICE FLEX SPACE
• DESIGNER LVP FLOORING
• DINING ISLAND
• DESIGNER COUNTERTOPS

🏗️ New construction. The $442,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $471,747.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $443k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (38.1% below list).
• Recommended offer: $274k (38.1% below list) — sets the bar for 1% rule.

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); 689 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent runs 31% 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

• It's been on market 207 days — a 12% lower offer ($390k) is reasonable based on typical stale-listing flexibility.

Recommended offer $274,275 (38.1% 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. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.58% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.93%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $471,747
• List price: $442,990
• Delta: -6.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4936 Truscott Rd	0.08mi	4/2.5	2,342 (0%)	0mo	$473,899	$202	96
4956 Eddleman Ct	0.13mi	4/2.5	2,342 (0%)	2mo	$405,000	$173	92
4913 Eddleman Ct	0.10mi	4/2.5	2,342 (0%)	4mo	$440,000	$188	92
5396 Devers Ct	0.44mi	4/2.5	2,342 (0%)	3mo	$510,385	$218	77
4970 Eddleman Ct	0.15mi	5/3.5 (+1)	2,582 (+10%)	2mo	$495,606	$192	66
4927 Eddleman Ct	0.11mi	5/3.5 (+1)	2,582 (+10%)	4mo	$470,000	$182	65
4941 Eddleman Ct	0.12mi	3/2.5 (-1)	2,022 (-14%)	3mo	$429,999	$213	64
4969 Eddleman Ct	0.13mi	3/2.5 (-1)	2,022 (-14%)	4mo	$415,000	$205	63
5206 Truscott Rd	0.35mi	4/2.5	2,659 (+14%)	3mo	$575,685	$217	58
9134 Chieftan Dr	0.70mi	3/2.5 (-1)	2,199 (-6%)	5mo	$449,900	$205	48
4428 Bramble Ln	0.52mi	3/3.0 (-1)	2,614 (+12%)	3mo	$379,000	$145	47
4548 Anvil Dr	0.61mi	4/2.0	2,022 (-14%)	6mo	$399,900	$198	42

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 · 4.58% rent growth · sell at horizon

5-year hold

• IRR: -32.4%
• Equity multiple: -0.07×
• Total profit: $-141,610
• Equity at exit: $70,339

10-year hold

• IRR: -30.6%
• Equity multiple: -0.47×
• Total profit: $-194,043
• Equity at exit: $40,788

Cash invested: $132,089 (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: 84 active · 46 under contract
• Months of supply: 15.8 mo (6%/mo absorbed)
• Median asking: $469,900 ($212/sqft)
• Median days on market: 94 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: -4.8% vs current asking $/sqft

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

ZIP-level market 80925

• Home prices YoY: -30.9%
• Rents YoY: 4.6%
• Active inventory: 689
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,743 high
• Mortgage (P&I): −$2,474
• Tax est. 1.5%: −$590 /mo · $7,076/yr
• Insurance: −$197
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $-1,093

Break-even live

Break-even rent $4,127

Max offer price $313,535

Occupancy floor —

Sensitivity live

Price	-10% $-767	-5% $-930	+0% $-1,093	+5% $-1,256	+10% $-1,419
Rent	-10% $-1,310	-5% $-1,202	+0% $-1,093	+5% $-985	+10% $-877
Rate	-1.0pp $-856	-0.5pp $-973	base $-1,093	+0.5pp $-1,216	+1.0pp $-1,340

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: $117,937
• Closing costs: $14,152
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4833 Krueger Rd Colorado Springs, CO	3.0	2.5	2042	$2,295	$1.12	1d	1	0.04mi
5072 Krueger Rd Colorado Springs, CO	5.0	3.5	3190	$3,000	$0.94	10d	1	0.20mi
4989 Krueger Rd Colorado Springs, CO	3.0	2.5	2266	$2,595	$1.15	144d	1	0.21mi
5191 Roundhouse Dr Colorado Springs, CO	4.0	3.5	2653	$2,500	$0.94	164d	1	0.61mi
5174 Roundhouse Dr Colorado Springs, CO	4.0	3.5	3015	$2,650	$0.88	45d	1	0.64mi
4316 Horizonpoint Dr Colorado Springs, CO	3.0	3.0	1845	$2,300	$1.25	123d	1	0.67mi
4429 Horizonpoint Dr Colorado Springs, CO	3.0	2.5	2039	$2,150	$1.05	17d	1	0.68mi
5336 Sunday Gulch Dr Colorado Springs, CO	3.0	2.5	1966	$2,600	$1.32	10d	1	0.70mi
8262 Buffalo Horn Dr Colorado Springs, CO	4.0	3.0	2023	$2,500	$1.24	7d	1	0.73mi
8262 Buffalo Horn Dr Colorado Springs, CO	4.0	2.5	2023	$2,500	$1.24	37d	1	0.73mi
4394 Gunbarrel Dr Colorado Springs, CO	4.0	3.5	2164	$2,510	$1.16	155d	1	0.74mi
4394 Gunbarrel Dr Colorado Springs, CO	4.0	3.5	2164	$2,510	$1.16	152d	1	0.74mi
8226 Buffalo Horn Dr Colorado Springs, CO	3.0	2.5	1912	$2,775	$1.45	123d	1	0.76mi
5426 Wagon Hammer Dr Colorado Springs, CO	4.0	2.5	2100	$2,800	$1.33	133d	1	0.82mi
4512 Gunbarrel Dr Colorado Springs, CO	4.0	2.5	2164	$2,043	$0.94	10d	1	0.84mi
4556 Gunbarrel Dr Colorado Springs, CO	4.0	2.5	2164	$2,595	$1.20	51d	1	0.93mi
4556 Gunbarrel Dr Colorado Springs, CO	4.0	4.0	2164	$2,695	$1.25	123d	1	0.93mi
4556 Gunbarrel Dr Colorado Springs, CO	4.0	4.0	2164	$2,595	$1.20	10d	1	0.93mi
9264 Sand Myrtle Dr Colorado Springs, CO	4.0	3.0	2188	$2,550	$1.17	116d	1	1.16mi
3960 Breaking Dawn St Colorado Springs, CO	4.0	2.5	2819	$1,995	$0.71	152d	1	1.22mi
3794 Winter Sun Dr Colorado Springs, CO	3.0	2.5	2266	$2,195	$0.97	51d	1	1.27mi
3703 Chia Dr Colorado Springs, CO	3.0	2.5	2570	$2,200	$0.86	10d	1	1.34mi
9529 Ghost Flower Ln Colorado Springs, CO	3.0	3.0	2708	$2,650	$0.98	155d	1	1.41mi
3620 Desert Willow Ln Colorado Springs, CO	3.0	2.5	1838	$2,300	$1.25	29d	1	1.42mi
3644 Saguaro Cir Colorado Springs, CO	3.0	3.0	2723	$2,775	$1.02	107d	1	1.47mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $434,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Esprit planNew construction (Plan)
• Exterior features: Living area approximately 2,342 (plan measurement)Located at 4847 Truscott Rd, Colorado Springs, CO 80925

Interior

• Kitchen: Kitchen included (standard plan features)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open floor plan (Esprit plan)

Listing history 50 events

1. 2026-11-08
   days on market $442,990 Active 207 DOM
2. 2026-11-07
   days on market $442,990 Active 206 DOM
3. 2026-11-06
   days on market $442,990 Active 205 DOM
4. 2026-11-05
   days on market $442,990 Active 204 DOM
5. 2026-11-04
   days on market $442,990 Active 203 DOM
6. 2026-11-02
   days on market $442,990 Active 201 DOM
7. 2026-11-01
   days on market $442,990 Active 200 DOM
8. 2026-10-31
   days on market $442,990 Active 199 DOM
9. 2026-10-30
   days on market $442,990 Active 198 DOM
10. 2026-10-29
    days on market $442,990 Active 197 DOM
11. 2026-10-28
    days on market $442,990 Active 196 DOM
12. 2026-10-27
    days on market $442,990 Active 195 DOM
13. 2026-10-26
    days on market $442,990 Active 194 DOM
14. 2026-10-26
    days on market $442,990 Active 193 DOM
15. 2026-10-24
    days on market $442,990 Active 192 DOM
16. 2026-10-23
    days on market $442,990 Active 191 DOM
17. 2026-10-22
    days on market $442,990 Active 190 DOM
18. 2026-10-21
    days on market $442,990 Active 189 DOM
19. 2026-10-20
    days on market $442,990 Active 188 DOM
20. 2026-10-19
    days on market $442,990 Active 187 DOM
21. 2026-10-18
    days on market $442,990 Active 186 DOM
22. 2026-10-17
    days on market $442,990 Active 185 DOM
23. 2026-10-16
    days on market $442,990 Active 184 DOM
24. 2026-10-15
    days on market $442,990 Active 183 DOM
25. 2026-10-14
    days on market $442,990 Active 182 DOM
26. 2026-10-13
    days on market $442,990 Active 181 DOM
27. 2026-10-12
    days on market $442,990 Active 180 DOM
28. 2026-10-11
    days on market $442,990 Active 179 DOM
29. 2026-10-10
    days on market $442,990 Active 178 DOM
30. 2026-10-09
    days on market $442,990 Active 177 DOM
31. 2026-10-08
    days on market $442,990 Active 176 DOM
32. 2026-10-07
    days on market $442,990 Active 175 DOM
33. 2026-10-06
    days on market $442,990 Active 174 DOM
34. 2026-10-05
    days on market $442,990 Active 173 DOM
35. 2026-10-04
    days on market $442,990 Active 172 DOM
36. 2026-10-04
    days on market $442,990 Active 171 DOM
37. 2026-10-02
    days on market $442,990 Active 170 DOM
38. 2026-10-01
    days on market $442,990 Active 169 DOM
39. 2026-09-30
    days on market $442,990 Active 168 DOM
40. 2026-09-29
    days on market $442,990 Active 167 DOM
41. 2026-09-28
    days on market $442,990 Active 166 DOM
42. 2026-09-27
    days on market $442,990 Active 165 DOM
43. 2026-09-25
    days on market $442,990 Active 163 DOM
44. 2026-09-24
    days on market $442,990 Active 162 DOM
45. 2026-09-23
    days on market $442,990 Active 161 DOM
46. 2026-09-22
    days on market $442,990 Active 160 DOM
47. 2026-09-21
    days on market $442,990 Active 159 DOM
48. 2026-09-20
    days on market $442,990 Active 158 DOM
49. 2026-09-19
    days on market $442,990 Active 157 DOM
50. 2026-09-18
    days on market $442,990 Active 156 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: $32,913
• − Mortgage interest: −$26,425
• − Property taxes: −$7,076
• − Insurance: −$2,359
• − Repairs & maintenance: −$2,633
• − Management: −$2,633
• − Depreciation: −$13,724
• Taxable loss: −$21,937
• Est. tax savings @ 24.0%: +$5,265
• After-tax cash flow: $-7,856/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 · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $11,710–$35,130 screening

This Esprit floorplan home is in good condition with a good condition score of 80. It is move-in ready with minimal cosmetic improvements needed to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes bathrooms and appeals to potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary French Elementary School F CO #475/966 Nat'l #24,950/41,679 Middle Watson Junior High School F CO #188/270 Nat'l #11,208/14,009 High Widefield High School F CO #217/381 Nat'l #10,333/17,239

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

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): 17,273
• Household income: $106,953
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 2% of renters

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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%

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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%
• Languages at home: 82% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $434,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Esprit planNew construction (Plan)
• Exterior features: Living area approximately 2,342 (plan measurement)Located at 4847 Truscott Rd, Colorado Springs, CO 80925

Interior

• Kitchen: Kitchen included (standard plan features)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open floor plan (Esprit plan)