2 bd · 2.0 ba ·
1,400 sqft ·
Built 1998
· Timeshare
· Active
· 139 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,362/mo
Mortgage (P&I)
−$441
Tax + insurance
−$196
HOA
−$0
Vac / Maint / Mgmt
−$286
Net cashflow
$440/mo
Annual
$5,281/yr
Cap rate
13.37%
Cash-on-cash
25.29%
DSCR
2.13
1% rule
1.62%
Cash to close
$23,520
Investor read
This is a 2-bed/2.0-bath timeshare listed at $84k.
At list price, monthly cash flow is $440 ($5k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $84k).
It's been on market 139 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
In year one you build about $6k of equity ($581 loan paydown + $6k appreciation (6.6% local appreciation)).
Location reads 62/100 on livability (#208 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, employment B; Watch: schools C-, commute C-, amenities F.
Telluride School District No. R-1 (rural): math 41% / reading 51% proficiency, ranked #20 of 86 in CO (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
Watch-outs: flood insurance adds $56/mo.
Market conditions: 43 active listings in the ZIP; 64 units permitted in San Miguel County in 2024 (20 in 5+ unit buildings).
San Miguel County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
At projected returns (6.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.
Questions for listing agent
It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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.
CashFlowRE · CFR-2J0WW84SXAZVJG
· Data 8 h agocashflowre.app · 2026-05-29