6950 Silverheels Ct · Security-Widefield, CO 80911

$326,000

6 bd · 1.0 ba · 2,198 sqft · SingleFamily public records · 68 Days on market

Built 1972 9,600 sqft lot Est $393k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Colorado Springs two-story home offers a patio, and a one-car garage.

Key facts

• 9,600 sq ft lot
• Garage
• Built 1972

Property features AI

Finance

• Financial info: Sale terms: Cash or conventional financing
• HOA & community: Homeowners association exists (no applicable association fee)

Exterior

• Parking: Attached 1-car garage
• Utilities: Municipal water; Electricity
• Home design: Single-family home; Garden-level foundation; Existing home
• Construction: Wood frame construction; Composite shingle roof; Basement not finished
• Exterior features: Level lot with mountain views; Wood siding

Interior

• Kitchen: Dishwasher; Microwave oven; Oven; Range (gas/electric); Refrigerator
• Bedrooms: Primary bedroom located on the upper level
• Bathrooms: 1 full bath; 1 three-quarter bath
• Interior features: Central air; Forced air heating

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $326k.

Deal economics

• At list price, monthly cash flow is $81 ($973/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 $262k (19.8% below list).
• Recommended offer: $262k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.5% in Security-Widefield — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+3.6%/yr); 175 active listings in the ZIP; solid renter incomes; 3,906 units permitted in El Paso County in 2024 (872 in 5+ unit buildings).
• This rent runs 36% 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 68 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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 $261,501 (19.8% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $393,442
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7110 Trails End Ct	0.19mi	5/3.0 (-1)	2,198 (0%)	1mo	$399,900	$182	78
6933 Metropolitan St	0.33mi	6/3.0	2,198 (0%)	3mo	$431,372	$196	74
6775 President Ave	0.13mi	5/3.0 (-1)	2,355 (+7%)	2mo	$390,000	$166	68
528 Rowe Ln	0.46mi	5/3.0 (-1)	2,167 (-1%)	4mo	$380,000	$175	60
6850 Kipling St	0.32mi	5/3.0 (-1)	2,355 (+7%)	2mo	$410,000	$174	59
411 Quebec St	0.66mi	5/3.0 (-1)	2,194 (-0%)	0mo	$395,000	$180	56
616 Squire St	0.41mi	5/3.0 (-1)	2,398 (+9%)	1mo	$399,999	$167	51
7452 Colonial Dr	0.57mi	6/3.0	2,424 (+10%)	1mo	$455,000	$188	48
635 Drew Dr	0.64mi	5/3.0 (-1)	2,355 (+7%)	1mo	$430,000	$183	45
475 Cielo Vista St	0.44mi	6/4.0	2,513 (+14%)	2mo	$430,000	$171	42
526 Griffith Way	0.64mi	5/3.0 (-1)	2,398 (+9%)	3mo	$430,000	$179	40
7475 Painted Rock Dr	0.74mi	6/3.0	2,519 (+15%)	3mo	$450,000	$179	31

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 · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-46,199
• Equity at exit: $48,608

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-27,493
• Equity at exit: $28,187

Cash invested: $91,280 (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 80911

• Home prices YoY: -29.7%
• Rents YoY: 3.6%
• Active inventory: 175
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,615 medium
• Mortgage (P&I): −$1,710
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $81

Break-even live

Break-even rent $2,512

Max offer price $326,000

Occupancy floor 92%

Sensitivity live

Price	-10% $266	-5% $173	+0% $81	+5% $-11	+10% $-103
Rent	-10% $-126	-5% $-22	+0% $81	+5% $184	+10% $288
Rate	-1.0pp $245	-0.5pp $164	base $81	+0.5pp $-3	+1.0pp $-89

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: $81,500
• Closing costs: $9,780
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $326,000 Active 68 DOM
2. 2026-06-17
   days on market $326,000 Active 67 DOM
3. 2026-06-16
   days on market $326,000 Active 66 DOM
4. 2026-06-15
   days on market $326,000 Active 65 DOM
5. 2026-06-14
   days on market $326,000 Active 63 DOM
6. 2026-06-10
   days on market $326,000 Active 60 DOM
7. 2026-06-09
   days on market $326,000 Active 59 DOM
8. 2026-06-08
   days on market $326,000 Active 58 DOM
9. 2026-06-07
   days on market $326,000 Active 57 DOM
10. 2026-06-03
    days on market $326,000 Active 53 DOM
11. 2026-06-03
    days on market $326,000 Active 52 DOM
12. 2026-06-01
    days on market $326,000 Active 51 DOM
13. 2026-05-31
    days on market $326,000 Active 50 DOM
14. 2026-04-17
    price $326,000
15. 2026-04-17
    status Active
16. 2026-04-03
    status Pending
17. 2026-04-02
    price $316,000
18. 2026-04-01
    status Active
19. 2025-12-02
    status Pending
20. 2025-11-28
    price $299,000
21. 2025-11-28
    listed $329,900 Active
22. 2022-02-22
    soldstatus $432,000
23. 2022-02-18
    soldstatus $443,000 Closed 74-char remark

    Show marketing remark (74 chars)

    This Colorado Springs two-story home offers a patio, and a one-car garage.

24. 2022-02-18
    soldstatus $443,000 74-char remark

    Show marketing remark (74 chars)

    This Colorado Springs two-story home offers a patio, and a one-car garage.

25. 2022-01-22
    status Pending 74-char remark

    Show marketing remark (74 chars)

    This Colorado Springs two-story home offers a patio, and a one-car garage.

26. 2022-01-20
    listed $425,000 Active 74-char remark

    Show marketing remark (74 chars)

    This Colorado Springs two-story home offers a patio, and a one-car garage.

27. 2022-01-20
    listed $425,000 74-char remark

    Show marketing remark (74 chars)

    This Colorado Springs two-story home offers a patio, and a one-car garage.

28. 2021-10-21
    soldstatus $375,400
29. 2015-11-24
    soldstatus $199,000

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$121/yr (+$10/mo · 7.2%)

ⓘ 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 6 d/yr ≥92°F today · 15 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: $31,380
• − Mortgage interest: −$18,261
• − Property taxes: −$1,672
• − Insurance: −$1,630
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$9,484
• Taxable loss: −$4,688
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $2,098/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: 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

Livability — Security-Widefield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Security-Widefield, CO
• County: El Paso County · 689,348 people
• City population: 33,027
• Metro: Colorado Springs, CO
• Population (ZIP): 33,027
• Household income: $87,093
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 326.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 24% Two or more races 16% Black 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 2% Other Asian/Pacific 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: ▼ -119.55%
• Current HPI: 282.8494
• Rent YoY: ▲ 3.60%
• 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

+63.8% since first listed

16 events — show timeline

• 2026-04-17 Price Changed $326,000 elevateMLS
• 2026-04-17 Relisted — elevateMLS
• 2026-04-03 Pending — elevateMLS
• 2026-04-02 Price Changed $316,000 elevateMLS
• 2026-04-01 Relisted — elevateMLS
• 2025-12-02 Pending — elevateMLS
• 2025-11-28 Price Changed $299,000 elevateMLS
• 2025-11-28 Listed $329,900 elevateMLS
• 2022-02-22 Sold (Public Records) $432,000 Public Records
• 2022-02-18 Sold (MLS) $443,000 IRES
• 2022-02-18 Sold (MLS) $443,000 REColorado as Distributed by MLS Grid
• 2022-01-22 Pending — REColorado as Distributed by MLS Grid
• 2022-01-20 Listed $425,000 IRES
• 2022-01-20 Listed $425,000 REColorado as Distributed by MLS Grid
• 2021-10-21 Sold (Public Records) $375,400 Public Records
• 2015-11-24 Sold (Public Records) $199,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $1,672 · +3.4% YoY. Source: county tax records.