24 Sheol St #506 · Durango, CO 81301

$195,000

4 bd · 4.0 ba · 2,838 sqft · Timeshare · 372 Days on market

Built 2008 Est $170k · 15% over ↓ 37% since listing

---

Why this score? — see what drove the C 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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fractional Ownership in The Pinnacle Private Residence Club at the resort is a grouping of four large penthouse residences on the top floors of the Purgatory Lodge building. Each of the four residences in The Pinnacle have four bedrooms and four baths along with vaulted ceilings in the main living area (they are all two stories tall) and a second living area in the loft. There are three different floorplans/layouts ranging from about 2,200 to 2,600 square feet in size, they all have very nice private decks and the views from almost every one of them are incredible. They are all finished and furnished rather exquisitely (Photos in this MLS listing are representative of one or more units in The Pinnacle PRC program). In addition to having access to all of the main amenities at the resort, the owners at The Pinnacle also have their own private hot tub deck on the5th floor overlooking the slopes and the Needle Mts. along with their own private club room on that same floor and a full time private concierge service. There are also eight all season passes to the mountain for you to use any time an owner is in residence. Another significant amenity fort he Pinnacle owners is membership at the Glacier Club private golf course which is just a few miles down the road from the resort. The Pinnacle is the only property at the resort that comes with membership at the Glacier Club. In addition to everything mentioned above, owners at The Pinnacle have two reserved parking spaces in the heated garage and a slopeside ski locker to use while they are in residence. There is year round storage in the building for each owner as well. For fractional 1/8th share condo owners, the homeowner’s association dues cover all utilities including phone, cable, internet, electric, gas, water, sewer and trash, plus common area maintenance and insurance, exterior maintenance and insurance, interior insurance, snow removal, on-site storage, heated garage space, taxes and DMMA assessments! Owners in Purgatory Lodge also have access to the privileges of The Registry Collection so you can plan vacations around the world!

Key facts

• Year-round storage
• Private hot tub deck
• Slopeside ski locker

Tags

• PRIVATE HOT TUB DECK
• PRIVATE CLUB ROOM
• MEMBERSHIP AT GLACIER CLUB
• RESERVED PARKING SPACES
• SLOPESIDE SKI LOCKER
• YEAR-ROUND STORAGE

Property features AI

Finance

• HOA & community: Homeowners association (PLOA)

Exterior

• Parking: 2-car garage
• Home design: 2-story property; Attached property
• Exterior features: Has a view; Association spa

Interior

• Bathrooms: 4 full bathrooms
• Interior features: Furnished; Fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath timeshare listed at $195k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 1.1% in Durango — 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 68/100 on livability (#106 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A-, schools B+, employment B+; Watch: commute F, cost of living F.
• Durango School District No. 9-R (town): math 27% / reading 49% proficiency, ranked #30 of 86 in CO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 580 active listings in the ZIP; solid renter incomes; 306 units permitted in La Plata County in 2024 (93 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• La Plata County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 18y 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.
• Current owner paid $118k; list at $195k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $170,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Sheol St Unit 504-3	0.00mi	4/4.0	2,838 (0%)	13mo	$170,000	$60	89
24 Sheol St Unit 506-14	0.00mi	4/3.5	2,741 (-3%)	22mo	$149,500	$55	74
24 Sheol St Unit 508-31	0.03mi	4/4.0	2,444 (-14%)	12mo	$171,000	$70	66

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,738
• Equity at exit: $29,075

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $48,448
• Equity at exit: $16,860

Cash invested: $54,600 (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 81301

• Rents YoY: 2.9%
• Active inventory: 580
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,410 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $557

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 72%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $195,000 Active 372 DOM
2. 2026-06-18
   days on market $195,000 Active 371 DOM
3. 2026-06-17
   days on market $195,000 Active 370 DOM
4. 2026-06-16
   days on market $195,000 Active 369 DOM
5. 2026-06-15
   days on market $195,000 Active 368 DOM
6. 2026-06-14
   days on market $195,000 Active 366 DOM
7. 2026-06-12
   days on market $195,000 Active 365 DOM
8. 2026-06-09
   days on market $195,000 Active 362 DOM
9. 2026-06-08
   days on market $195,000 Active 361 DOM
10. 2026-06-07
    days on market $195,000 Active 360 DOM
11. 2026-06-05
    days on market $195,000 Active 357 DOM
12. 2026-06-03
    days on market $195,000 Active 356 DOM
13. 2026-06-02
    days on market $195,000 Active 355 DOM
14. 2026-06-01
    days on market $195,000 Active 354 DOM
15. 2026-05-31
    days on market $195,000 Active 353 DOM
16. 2026-05-30
    days on market $195,000 Active 352 DOM
17. 2025-06-12
    listed $195,000 Active
18. 2023-01-27
    soldstatus $117,500 Closed 2125-char remark

    Show marketing remark (2125 chars)

    Fractional Ownership in The Pinnacle Private Residence Club at the resort is a grouping of four large penthouse residences on the top floors of the Purgatory Lodge building. Each of the four residences in The Pinnacle have four bedrooms and four baths along with vaulted ceilings in the main living area (they are all two stories tall) and a second living area in the loft. There are three different floorplans/layouts ranging from about 2,200 to 2,600 square feet in size, they all have very nice private decks and the views from almost every one of them are incredible. They are all finished and furnished rather exquisitely (Photos in this MLS listing are representative of one or more units in The Pinnacle PRC program). In addition to having access to all of the main amenities at the resort, the owners at The Pinnacle also have their own private hot tub deck on the5th floor overlooking the slopes and the Needle Mts. along with their own private club room on that same floor and a full time private concierge service. There are also eight all season passes to the mountain for you to use any time an owner is in residence. Another significant amenity fort he Pinnacle owners is membership at the Glacier Club private golf course which is just a few miles down the road from the resort. The Pinnacle is the only property at the resort that comes with membership at the Glacier Club. In addition to everything mentioned above, owners at The Pinnacle have two reserved parking spaces in the heated garage and a slopeside ski locker to use while they are in residence. There is year round storage in the building for each owner as well. For fractional 1/8th share condo owners, the homeowner’s association dues cover all utilities including phone, cable, internet, electric, gas, water, sewer and trash, plus common area maintenance and insurance, exterior maintenance and insurance, interior insurance, snow removal, on-site storage, heated garage space, taxes and DMMA assessments! Owners in Purgatory Lodge also have access to the privileges of The Registry Collection so you can plan vacations around the world!

19. 2022-11-04
    listed $129,000 Active 2125-char remark

    Show marketing remark (2125 chars)

    Fractional Ownership in The Pinnacle Private Residence Club at the resort is a grouping of four large penthouse residences on the top floors of the Purgatory Lodge building. Each of the four residences in The Pinnacle have four bedrooms and four baths along with vaulted ceilings in the main living area (they are all two stories tall) and a second living area in the loft. There are three different floorplans/layouts ranging from about 2,200 to 2,600 square feet in size, they all have very nice private decks and the views from almost every one of them are incredible. They are all finished and furnished rather exquisitely (Photos in this MLS listing are representative of one or more units in The Pinnacle PRC program). In addition to having access to all of the main amenities at the resort, the owners at The Pinnacle also have their own private hot tub deck on the5th floor overlooking the slopes and the Needle Mts. along with their own private club room on that same floor and a full time private concierge service. There are also eight all season passes to the mountain for you to use any time an owner is in residence. Another significant amenity fort he Pinnacle owners is membership at the Glacier Club private golf course which is just a few miles down the road from the resort. The Pinnacle is the only property at the resort that comes with membership at the Glacier Club. In addition to everything mentioned above, owners at The Pinnacle have two reserved parking spaces in the heated garage and a slopeside ski locker to use while they are in residence. There is year round storage in the building for each owner as well. For fractional 1/8th share condo owners, the homeowner’s association dues cover all utilities including phone, cable, internet, electric, gas, water, sewer and trash, plus common area maintenance and insurance, exterior maintenance and insurance, interior insurance, snow removal, on-site storage, heated garage space, taxes and DMMA assessments! Owners in Purgatory Lodge also have access to the privileges of The Registry Collection so you can plan vacations around the world!

20. 2020-06-01
    historical
21. 2019-12-24
    listed $169,000
22. 2019-08-27
    soldstatus $81,500
23. 2019-08-07
    soldstatus $90,000
24. 2019-06-26
    listed $99,900
25. 2019-05-15
    historical
26. 2019-02-12
    listed $87,900
27. 2019-02-08
    historical
28. 2018-08-01
    historical
29. 2018-05-16
    listed $128,900
30. 2018-02-11
    listed $93,900
31. 2018-01-28
    historical
32. 2017-07-03
    listed $170,000
33. 2016-10-28
    listed $179,500
34. 2016-07-28
    historical
35. 2016-02-15
    listed $179,500
36. 2015-11-23
    historical
37. 2015-06-01
    listed $179,500
38. 2010-04-30
    soldstatus $279,900
39. 2009-10-02
    soldstatus $279,900
40. 2009-02-03
    listed $279,900
41. 2008-05-01
    listed $309,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥80°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,923
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$5,673
• Taxable income: $3,800
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $5,766/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: Durango School District No. 9-R
• NCES district ID: 0803480
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $58,711
• Composite: 33.58/100
• National rank: #5420
• State rank: #30 of 86 in CO

Livability — Durango

• Score: 68/100
• State rank: #106
• US rank: #9262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: La Plata County · 40,010 people
• City population: 29,774
• Metro: Durango, CO
• Population (ZIP): 29,774
• Household income: $83,943
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1194.0

Population outlook (La Plata County) Hauer SSP2

• Today (2025): 62,781 people
• By 2030: 66,492 · +5.9%
• By 2040: 72,944 · +16.2%
• By 2050: 78,543 · +25.1%
• By 2075: 89,403 · +42.4%
• By 2100: 94,984 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 7% Native American 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · La Plata

• 2024 margin: D (+18.6) · D 58.0% · R 39.3% · Other 2.8%
• 2008→2024 swing: +2.4pp toward D · 2008: 16.3pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+17.7 2016: D+9.2 2012: D+8.8 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -651.69%
• Current HPI: 223.832
• Rent YoY: ▲ 2.94%
• Metro: Durango, 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

-36.9% since first listed

25 events — show timeline

• 2025-06-12 Listed $195,000 cren
• 2023-01-27 Sold (MLS) $117,500 cren
• 2022-11-04 Listed $129,000 cren
• 2020-06-01 Listing Removed — cren
• 2019-12-24 Listed $169,000 cren
• 2019-08-27 Sold (MLS) $81,500 cren
• 2019-08-07 Sold (MLS) $90,000 cren
• 2019-06-26 Listed $99,900 cren
• 2019-05-15 Listing Removed — cren
• 2019-02-12 Listed $87,900 cren
• 2019-02-08 Listing Removed — cren
• 2018-08-01 Listing Removed — cren
• 2018-05-16 Listed $128,900 cren
• 2018-02-11 Listed $93,900 cren
• 2018-01-28 Listing Removed — cren
• 2017-07-03 Listed $170,000 cren
• 2016-10-28 Listed $179,500 cren
• 2016-07-28 Listing Removed — cren
• 2016-02-15 Listed $179,500 cren
• 2015-11-23 Listing Removed — cren
• 2015-06-01 Listed $179,500 cren
• 2010-04-30 Sold (MLS) $279,900 cren
• 2009-10-02 Sold (MLS) $279,900 cren
• 2009-02-03 Listed $279,900 cren
• 2008-05-01 Listed $309,000 cren