311 Qtr 3 Grand Summit Way · Dover, VT 05356

$35,000

2 bd · 2.0 ba · 914 sqft · Timeshare · 126 Days on market

Built 1998 Est $28k · 24% over $705/mo HOA · 59% of rent

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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 +12.9/30.0
• 1% rule +10.0/10.0
• Appreciation +6.1/10.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Wake up to the Grand Summit Express and the Bluebird lifts right outside your room. Sleep 10 condo comprises of two units. Unit 276 has a private bedroom with a queen bed, queen sleeper sofa and queen murphy bed in the living area. Kitchenet and a full bath with an extra large covered balcony. Adjoining room 274 has 2 king beds and a full bath. Units are located on the base area side of the hotel. Use it, Rent it, Trade it! Benefits of Grand Summit ownership include the best ski in/out mountain location available. Use of the Grand Summit amenities all year round including valet parking, owners private lounge, private owners library, full service spa with sauna, hot tubs and outdoor heated pool, private owners only ski/golf locker rooms for year-round storage. Discounts on food and retail. Truly an affordable way to gain that mountain resort life style! RCI and Interval International Affiliated. (All 4 intervals being sold together for FULL OWNERSHIP MLS # 4993088 Intervals are also being sold individually. )

Key facts

• Valet parking
• Open-concept kitchen
• Trailside condo

Tags

• MOUNTAIN VIEW
• TRAILSIDE CONDO
• OPEN-CONCEPT KITCHEN
• SKI-IN/OUT MOUNTAIN LOCATION
• GRAND SUMMIT AMENITIES
• VALET PARKING

Property features AI

Finance

• Other: Condo name: Grand Summit Resort Hotel; Directions: Route 100 in West Dover to main entrance of Mount Snow; follow signs to Grand Summit Hotel
• Financial info: Timeshare/fractional ownership: yes — 25% ownership (timeshare fraction)
• HOA & community: Condo fees apply (monthly fee of 705); Condo association covers cooling, electric, heat, hot water, internet, landscaping, plowing, recreation, sewer, trash, water, building maintenance, master insurance; Association amenities include coin laundry, elevator, exercise facility, hot tub, locker rooms, playground, heated in-ground pool, sauna, storage (indoor), snow removal, trash removal, common acreage

Exterior

• Utilities: Public water; Community sewer; 200 amp electric; High-speed internet available on-site
• Home design: Hotel-style property; Existing construction; Red exterior
• Construction: Built in 1998; Clapboard exterior; Other construction materials; Asphalt shingle roof; Property surveyed
• Exterior features: Located at a ski area and ski trailside; Views; Adjoins state/national forest; Near golf course; Near skiing; Common/shared paved driveway; Common acreage (8 acres)

Interior

• Kitchen: Electric cooktop; Electric stove; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level; Bedroom with bath on second level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Wall heating units; Wall air-conditioning units
• Interior features: Eat-in kitchen; Living room; 4 total rooms; Carpet and tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $35k.

Deal economics

• At list price, monthly cash flow is $-2 ($-27/yr) — negative.
• To cash-flow at today's rent, offer at most $35k (0.9% below list).
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 101 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $794 appreciation (2.3% local appreciation)).
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $2k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 59% of rent.

Recommended offer $30,800 (12.0% 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 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.42% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $28,334
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313, Qtr 4 89 Grand Summit Way #313	0.10mi	2/2.0	878 (-4%)	16mo	$27,500	$31	75
320/322, Qtr 4, 89 Grand Summit Way Unit 320/322-4	0.03mi	2/3.0	1,008 (+10%)	16mo	$27,000	$27	65
89 Grand Summit Way Unit 345 Q3	0.10mi	1/2.0 (-1)	1,005 (+10%)	15mo	$31,000	$31	61
201/203, Qtr 4 89 Grand Summit Way Unit 201/203	0.10mi	1/2.0 (-1)	778 (-15%)	21mo	$36,000	$46	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.33×
• Total profit: $3,186
• Equity at exit: $14,316

10-year hold

• IRR: 9.9%
• Equity multiple: 2.42×
• Total profit: $13,885
• Equity at exit: $21,015

Cash invested: $9,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 05356

• Home prices YoY: 1.2%
• Active inventory: 101
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$705
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-2

Break-even live

Break-even rent $1,199

Max offer price $34,671

Occupancy floor 95%

Sensitivity live

Price	-10% $22	-5% $10	+0% $-2	+5% $-14	+10% $-26
Rent	-10% $-97	-5% $-50	+0% $-2	+5% $45	+10% $92
Rate	-1.0pp $15	-0.5pp $7	base $-2	+0.5pp $-11	+1.0pp $-21

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $705 · $8,460/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-18
   days on market $35,000 Active 126 DOM
2. 2026-06-17
   days on market $35,000 Active 125 DOM
3. 2026-06-16
   days on market $35,000 Active 124 DOM
4. 2026-06-15
   days on market $35,000 Active 123 DOM
5. 2026-06-14
   days on market $35,000 Active 121 DOM
6. 2026-06-10
   days on market $35,000 Active 118 DOM
7. 2026-06-09
   days on market $35,000 Active 117 DOM
8. 2026-06-08
   days on market $35,000 Active 116 DOM
9. 2026-06-07
   days on market $35,000 Active 115 DOM
10. 2026-06-05
    days on market $35,000 Active 112 DOM
11. 2026-06-03
    days on market $35,000 Active 111 DOM
12. 2026-06-02
    days on market $35,000 Active 110 DOM
13. 2026-06-01
    days on market $35,000 Active 109 DOM
14. 2026-05-31
    days on market $35,000 Active 108 DOM
15. 2026-05-31
    days on market $35,000 Active 107 DOM
16. 2026-02-12
    listed $37,500 Active
17. 2026-01-12
    soldstatus $40,000 Closed 1025-char remark

    Show marketing remark (1025 chars)

    Wake up to the Grand Summit Express and the Bluebird lifts right outside your room. Sleep 10 condo comprises of two units. Unit 276 has a private bedroom with a queen bed, queen sleeper sofa and queen murphy bed in the living area. Kitchenet and a full bath with an extra large covered balcony. Adjoining room 274 has 2 king beds and a full bath. Units are located on the base area side of the hotel. Use it, Rent it, Trade it! Benefits of Grand Summit ownership include the best ski in/out mountain location available. Use of the Grand Summit amenities all year round including valet parking, owners private lounge, private owners library, full service spa with sauna, hot tubs and outdoor heated pool, private owners only ski/golf locker rooms for year-round storage. Discounts on food and retail. Truly an affordable way to gain that mountain resort life style! RCI and Interval International Affiliated. (All 4 intervals being sold together for FULL OWNERSHIP MLS # 4993088 Intervals are also being sold individually. )

18. 2025-12-09
    historical Active with Contract 1025-char remark

    Show marketing remark (1025 chars)

    Wake up to the Grand Summit Express and the Bluebird lifts right outside your room. Sleep 10 condo comprises of two units. Unit 276 has a private bedroom with a queen bed, queen sleeper sofa and queen murphy bed in the living area. Kitchenet and a full bath with an extra large covered balcony. Adjoining room 274 has 2 king beds and a full bath. Units are located on the base area side of the hotel. Use it, Rent it, Trade it! Benefits of Grand Summit ownership include the best ski in/out mountain location available. Use of the Grand Summit amenities all year round including valet parking, owners private lounge, private owners library, full service spa with sauna, hot tubs and outdoor heated pool, private owners only ski/golf locker rooms for year-round storage. Discounts on food and retail. Truly an affordable way to gain that mountain resort life style! RCI and Interval International Affiliated. (All 4 intervals being sold together for FULL OWNERSHIP MLS # 4993088 Intervals are also being sold individually. )

19. 2025-03-06
    listed $52,000 Active 1025-char remark

    Show marketing remark (1025 chars)

    Wake up to the Grand Summit Express and the Bluebird lifts right outside your room. Sleep 10 condo comprises of two units. Unit 276 has a private bedroom with a queen bed, queen sleeper sofa and queen murphy bed in the living area. Kitchenet and a full bath with an extra large covered balcony. Adjoining room 274 has 2 king beds and a full bath. Units are located on the base area side of the hotel. Use it, Rent it, Trade it! Benefits of Grand Summit ownership include the best ski in/out mountain location available. Use of the Grand Summit amenities all year round including valet parking, owners private lounge, private owners library, full service spa with sauna, hot tubs and outdoor heated pool, private owners only ski/golf locker rooms for year-round storage. Discounts on food and retail. Truly an affordable way to gain that mountain resort life style! RCI and Interval International Affiliated. (All 4 intervals being sold together for FULL OWNERSHIP MLS # 4993088 Intervals are also being sold individually. )

20. 2025-03-05
    soldstatus $18,500 Closed 990-char remark

    Show marketing remark (990 chars)

    Use it, Rent it, Trade it! Does 13 weeks of vacation a year sound nice? Unit 242 is available as a sleep 6 quartershare with a private bedroom and balcony with views of the Deerfield Valley! 673 sq. ft of living space featuring a kitchenette, dining area, living room with a Murphy bed and sleeper sofa, and full bath with double vanities. Benefits of Grand Summit ownership include the best ski in/out mountain location available at Mount Snow. Use of the Grand Summit amenities all year-round including valet parking, owners private lounge and library, fully equipped gym, sauna, hot tubs and outdoor heated pool, private owners only ski/golf locker rooms for year-round storage. A favorite perk for owners participating in the optional rental program is "Space A" which gives you the ability to stay in the hotel even when it's not your ownership week at a discounted rate. .. just pay house keeping fees! Resort Condominium International and Interval International affiliated.

21. 2025-02-03
    historical Active with Contract 990-char remark

    Show marketing remark (990 chars)

    Use it, Rent it, Trade it! Does 13 weeks of vacation a year sound nice? Unit 242 is available as a sleep 6 quartershare with a private bedroom and balcony with views of the Deerfield Valley! 673 sq. ft of living space featuring a kitchenette, dining area, living room with a Murphy bed and sleeper sofa, and full bath with double vanities. Benefits of Grand Summit ownership include the best ski in/out mountain location available at Mount Snow. Use of the Grand Summit amenities all year-round including valet parking, owners private lounge and library, fully equipped gym, sauna, hot tubs and outdoor heated pool, private owners only ski/golf locker rooms for year-round storage. A favorite perk for owners participating in the optional rental program is "Space A" which gives you the ability to stay in the hotel even when it's not your ownership week at a discounted rate. .. just pay house keeping fees! Resort Condominium International and Interval International affiliated.

22. 2025-01-21
    price $19,999 990-char remark

    Show marketing remark (990 chars)

    Use it, Rent it, Trade it! Does 13 weeks of vacation a year sound nice? Unit 242 is available as a sleep 6 quartershare with a private bedroom and balcony with views of the Deerfield Valley! 673 sq. ft of living space featuring a kitchenette, dining area, living room with a Murphy bed and sleeper sofa, and full bath with double vanities. Benefits of Grand Summit ownership include the best ski in/out mountain location available at Mount Snow. Use of the Grand Summit amenities all year-round including valet parking, owners private lounge and library, fully equipped gym, sauna, hot tubs and outdoor heated pool, private owners only ski/golf locker rooms for year-round storage. A favorite perk for owners participating in the optional rental program is "Space A" which gives you the ability to stay in the hotel even when it's not your ownership week at a discounted rate. .. just pay house keeping fees! Resort Condominium International and Interval International affiliated.

23. 2024-09-02
    listed $23,500 Active 990-char remark

    Show marketing remark (990 chars)

    Use it, Rent it, Trade it! Does 13 weeks of vacation a year sound nice? Unit 242 is available as a sleep 6 quartershare with a private bedroom and balcony with views of the Deerfield Valley! 673 sq. ft of living space featuring a kitchenette, dining area, living room with a Murphy bed and sleeper sofa, and full bath with double vanities. Benefits of Grand Summit ownership include the best ski in/out mountain location available at Mount Snow. Use of the Grand Summit amenities all year-round including valet parking, owners private lounge and library, fully equipped gym, sauna, hot tubs and outdoor heated pool, private owners only ski/golf locker rooms for year-round storage. A favorite perk for owners participating in the optional rental program is "Space A" which gives you the ability to stay in the hotel even when it's not your ownership week at a discounted rate. .. just pay house keeping fees! Resort Condominium International and Interval International affiliated.

24. 2024-02-22
    soldstatus $21,000 Closed
25. 2024-01-30
    historical Active with Contract
26. 2024-01-30
    price $22,000
27. 2023-10-07
    listed $34,000 Active

ⓘ 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

• 🌡 Heat 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,348
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − HOA: −$8,460
• − Depreciation: −$1,018
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $-7/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)

No district data.

Livability — Dover

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

Census & demographics

• Population (ZIP): 581

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Scotch-Irish 6% Scandinavian 5%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 3% Russian/Polish/Slavic 3%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.27%
• Current HPI: 183.2077
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+10.3% since first listed

12 events — show timeline

• 2026-02-12 Listed $37,500 PrimeMLS
• 2026-01-12 Sold (MLS) $40,000 PrimeMLS
• 2025-12-09 Contingent — PrimeMLS
• 2025-03-06 Listed $52,000 PrimeMLS
• 2025-03-05 Sold (MLS) $18,500 PrimeMLS
• 2025-02-03 Contingent — PrimeMLS
• 2025-01-21 Price Changed $19,999 PrimeMLS
• 2024-09-02 Listed $23,500 PrimeMLS
• 2024-02-22 Sold (MLS) $21,000 PrimeMLS
• 2024-01-30 Contingent — PrimeMLS
• 2024-01-30 Price Changed $22,000 PrimeMLS
• 2023-10-07 Listed $34,000 PrimeMLS