965 Ancestra Dr · Fountain, CO 80817

$335,000

5 bd · 4.0 ba · 2,865 sqft · SingleFamily public records · 65 Days on market

Built 1999 5,500 sqft lot Est $476k · 30% under

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Why this score? — see what drove the D+ 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bank approved short sale!! Step into a spacious five-bedroom home filled with opportunity. With multiple living and family rooms, there’s plenty of flexibility for comfortable everyday living, entertaining, or creating dedicated spaces that fit your lifestyle. The main level includes an open dining/kitchen area that leads to a generous backyard deck—perfect for relaxing outdoors or planning future improvements. Natural light flows throughout the home, highlighting its classic layout and the roomy bedrooms upstairs. The primary suite features a double-door entrance, a large walk-in closet, and an expansive bathroom setup ready for your finishing touches. The backyard offers matur

Key facts

• Ample space
• Mature trees
• 5,500 sq ft lot

Tags

• MULTIPLE LIVING ROOMS
• OPEN DINING KITCHEN AREA
• GENEROUS BACKYARD DECK
• MATURE TREES
• AMPLE SPACE
• SHORT COMMUTE TO FT CARSON

Property features AI

Finance

• Financial info: Financing options: Cash, Conventional, FHA, VA
• HOA & community: No HOA; Community features include parks/open space and a playground

Exterior

• Parking: Attached 2-car garage; Driveway with concrete surface; Garage is even with main level
• Utilities: Municipal water; Electric service available
• Home design: Single-family home; Existing home; Wood frame structure; Basement nearly finished
• Construction: Masonite-type siding; Composite shingle roof; Full basement (about 97% finished)
• Exterior features: Concrete and covered patio; Wood deck; Rear fence; Level lot; Nearby hiking trail, park, hospital, and schools

Interior

• Kitchen: Dishwasher; Disposal; Oven; Refrigerator
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; One three-quarter bathroom; One half bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: 5-piece bathroom; French doors; Gas fireplace on main level
• Laundry & utility: Electric washer/dryer hook-up on main level

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (17.4% below list).
• Recommended offer: $277k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.3% in Fountain — 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 58/100 on livability (#300 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: cost of living C-, crime D-, amenities F.
• Fountain School District No. 8 In The County Of El Paso An (suburban): math 22% / reading 41% proficiency, ranked #47 of 86 in CO (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mesa Elementary School (math 24% / reading 37%, grade F, #502 of 966 statewide, top 52%, 645 students, 40% FRL); Fountain Middle School (math 15% / reading 31%, grade F, #184 of 270 statewide, top 68%, 1,046 students, 43% FRL); Fountain-Fort Carson High School (math 27% / reading 54%, grade F, #164 of 381 statewide, top 43%, 2,040 students, 36% FRL).
• Market conditions: Rents rising (+2.6%/yr); 235 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 38% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $10k 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 65 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,545 (17.4% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $475,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Ancestra Dr	0.06mi	5/4.0	2,901 (+1%)	3mo	$485,000	$167	93
2087 Hibbard Ln	0.17mi	4/3.5 (-1)	2,868 (+0%)	1mo	$465,000	$162	84
7142 Araia Dr	0.40mi	5/3.0	2,824 (-1%)	1mo	$471,900	$167	74
1065 Legend Oak Dr	0.28mi	4/3.5 (-1)	2,729 (-5%)	0mo	$475,000	$174	72
7190 Araia Dr	0.37mi	5/3.0	2,701 (-6%)	0mo	$449,000	$166	69
982 Legend Oak Dr	0.22mi	5/3.5	3,175 (+11%)	1mo	$462,500	$146	69
7151 Araia Dr	0.42mi	5/3.0	2,701 (-6%)	0mo	$440,000	$163	66
9204 Red Fern Ln	0.41mi	4/2.5 (-1)	2,928 (+2%)	1mo	$425,000	$145	65
7327 Willow Pines Pl	0.67mi	4/3.0 (-1)	2,848 (-1%)	4mo	$454,000	$159	56
7503 Bentwater Dr	0.47mi	4/3.5 (-1)	2,598 (-9%)	0mo	$452,250	$174	55
6920 Kasson Dr	0.48mi	4/2.5 (-1)	3,085 (+8%)	2mo	$452,000	$147	52
7502 Willow Pines Pl	0.70mi	5/3.0	2,646 (-8%)	1mo	$489,900	$185	50

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-46,931
• Equity at exit: $49,950

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-34,589
• Equity at exit: $28,965

Cash invested: $93,800 (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 80817

• Home prices YoY: -30.8%
• Rents YoY: 2.6%
• Active inventory: 235
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,765 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $133

Break-even live

Break-even rent $2,597

Max offer price $335,000

Occupancy floor 90%

Sensitivity live

Price	-10% $323	-5% $228	+0% $133	+5% $39	+10% $-56
Rent	-10% $-85	-5% $24	+0% $133	+5% $243	+10% $352
Rate	-1.0pp $302	-0.5pp $219	base $133	+0.5pp $47	+1.0pp $-42

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2024 Hibbard Ln Fountain, CO	4.0	4.0	2312	$2,450	$1.06	16d	1	0.15mi
655 Ancestra Dr Fountain, CO	4.0	3.5	2312	$2,237	$0.97	5d	1	0.19mi
835 Ridgebury Pl Fountain, CO	4.0	2.5	2168	$3,000	$1.38	16d	1	0.24mi
7425 Willowdale Dr Fountain, CO	4.0	2.5	3120	$2,495	$0.80	16d	1	0.52mi
8305 Cedar Chase Dr Fountain, CO	4.0	2.5	2011	$2,350	$1.17	16d	1	0.62mi
7335 Dobbs Dr Fountain, CO	4.0	2.5	2317	$2,439	$1.05	5d	1	0.80mi
7630 Duck Hawk Pl Fountain, CO	4.0	2.5	2700	$2,260	$0.84	25d	1	0.89mi
7831 Whipple Pl Fountain, CO	4.0	3.0	2450	$750	$0.31	25d	1	1.15mi

Listing history 28 events

1. 2026-06-22
   days on market $335,000 Active 65 DOM
2. 2026-06-18
   days on market $335,000 Active 62 DOM
3. 2026-06-17
   days on market $335,000 Active 61 DOM
4. 2026-06-16
   days on market $335,000 Active 60 DOM
5. 2026-06-15
   days on market $335,000 Active 59 DOM
6. 2026-06-14
   days on market $335,000 Active 57 DOM
7. 2026-06-10
   pricedays on market $335,000 Active 54 DOM
8. 2026-06-09
   days on market $345,000 Active 53 DOM
9. 2026-06-08
   days on market $345,000 Active 52 DOM
10. 2026-06-07
    days on market $345,000 Active 51 DOM
11. 2026-06-03
    days on market $345,000 Active 47 DOM
12. 2026-06-03
    days on market $345,000 Active 46 DOM
13. 2026-06-01
    days on market $345,000 Active 45 DOM
14. 2026-05-31
    days on market $345,000 Active 44 DOM
15. 2026-05-15
    status Active
16. 2025-12-18
    status Pending
17. 2025-11-21
    listed $345,000 Active
18. 2025-04-12
    listed $2,800
19. 2023-04-26
    soldstatus $450,000
20. 2019-09-20
    soldstatus $315,000
21. 2019-08-15
    price $315,000
22. 2019-08-09
    price $320,000
23. 2019-07-25
    price $325,000
24. 2019-05-30
    soldstatus $245,000
25. 2006-01-26
    soldstatus $220,000
26. 2005-01-11
    soldstatus $214,900
27. 1999-08-11
    soldstatus $143,100
28. 1999-03-29
    soldstatus $19,500

ⓘ 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: $1,859 · $155/mo
• Projected year-2 tax: $1,859 · $155/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 19 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: $33,185
• − Mortgage interest: −$18,765
• − Property taxes: −$1,859
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,655
• − Management: −$2,655
• − Depreciation: −$9,745
• Taxable loss: −$4,169
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $2,602/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: Fountain School District No. 8 In The County Of El Paso An
• NCES district ID: 0804080
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $51,860
• Composite: 27.55/100
• National rank: #6943
• State rank: #47 of 86 in CO

Livability — Fountain

• Score: 58/100
• State rank: #300
• US rank: #21054

Category grades

Amenities F Commute F Cost of living C- Crime D- Employment C+ Housing A+ Health & safety F User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain, CO
• County: El Paso County · 689,348 people
• City population: 31,241
• Metro: Colorado Springs, CO
• Population (ZIP): 31,241
• Household income: $86,543
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 869.0

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 0.60)
• Race & ethnicity: White 57% Hispanic / Latino 24% Two or more races 14% Black 9% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -118.77%
• Current HPI: 267.231
• Rent YoY: ▲ 2.63%
• 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

+1669.2% since first listed

14 events — show timeline

• 2026-05-15 Relisted — elevateMLS
• 2025-12-18 Pending — elevateMLS
• 2025-11-21 Listed $345,000 elevateMLS
• 2025-04-12 Listed for Rent $2,800 REDFIN
• 2023-04-26 Sold (Public Records) $450,000 Public Records
• 2019-09-20 Sold (Public Records) $315,000 Public Records
• 2019-08-15 Price Changed $315,000 elevateMLS
• 2019-08-09 Price Changed $320,000 elevateMLS
• 2019-07-25 Price Changed $325,000 elevateMLS
• 2019-05-30 Sold (Public Records) $245,000 Public Records
• 2006-01-26 Sold (Public Records) $220,000 Public Records
• 2005-01-11 Sold (Public Records) $214,900 Public Records
• 1999-08-11 Sold (Public Records) $143,100 Public Records
• 1999-03-29 Sold (Public Records) $19,500 Public Records

Property tax history

+4.6%/yr

Latest (2024): $1,859 · +6.3% YoY. Source: county tax records.