189 Ten Mile Creek Cir #332 · Copper Mountain, CO 80443

$7,000

2 bd · 3.0 ba · 1,166 sqft · Condo public records · 6 Days on market

Built 1982 $213/mo HOA · 7% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1 Week Ownership Opportunity - Week 46 is the 3rd week in November (often over Thanksgiving) in a 2 bedroom "lock-off" home consisting of a 1 Bedroom + a Hotel Room. Home(s) can be used and/or rented with success. Is it time to stop renting year after year and start owning? Owner may also "bank" unused time for exchanges at other destinations around the world! Ownership has it's privileges!

Key facts

• Large balcony
• 1.44 acre lot
• Built 1982

Tags

• VIEWS OF THE TEN MILE RANGE
• LARGE BALCONY
• CENTRALLY LOCATED END UNIT
• WALKING DISTANCE TO THE LIFTS
• WALKING DISTANCE TO THE LAKE

Property features AI

Finance

• Other: Directions: Take I-70 to Exit 195 (Copper Mountain/Leadville). Turn right onto Copper Road and continue into Center Village. Village Square is located on Ten Mile Circle in the heart of Copper Mountain, steps from the lifts, dining, and village amenities.
• HOA & community: Has homeowners association; Annual association fee of $2,552 (about $212.67/month); Community golf; Building has elevators, on-site management, signage, and Wi-Fi

Exterior

• Parking: Underground unassigned parking
• Utilities: Public water; Electricity available; Natural gas available; Phone available; Sewer available and connected; Water available; Cable available and connected
• Home design: Residential timeshare; Planned Unit Development zoning
• Construction: Concrete construction; Steel siding; Metal roof
• Exterior features: Near public transit; See remarks; Paved roads

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Has heating
• Interior features: Furnished; Has view; Storage
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $7k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $7k).
• Cap rate 381.5% vs local median 1.4% in Copper Mountain — 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 65/100 on livability (#164 in CO) — a middle-class / working-renter tenant base. Strengths: crime A, employment B+, health & safety B+; Watch: cost of living C-, amenities F, commute F.
• Summit School District No. RE-1 (rural): math 27% / reading 43% proficiency, ranked #35 of 86 in CO (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 173 active listings in the ZIP; solid renter incomes; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 34% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $270 of equity ($48 loan paydown + $222 appreciation (3.2% local appreciation)).
• Summit County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $8k (52%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $7k implies a 119% gain — meaningful room to come down on a strong offer.

Recommended offer $7,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 44.30% ✓
• Cap rate: 381.48%
• Cash-on-cash: 1339.95%
• DSCR: 60.62
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 72.67×
• Total profit: $140,476
• Equity at exit: $3,215

10-year hold

• IRR: —
• Equity multiple: 156.56×
• Total profit: $304,897
• Equity at exit: $5,008

Cash invested: $1,960 (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 80443

• Home prices YoY: 1.3%
• Active inventory: 173
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $3,101 medium
• Mortgage (P&I): −$37
• Tax est. 1.5%: −$9 /mo · $105/yr
• Insurance: −$3
• HOA: −$213
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $2,189

Break-even live

Break-even rent $331

Max offer price $7,000

Occupancy floor 24%

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: $1,750
• Closing costs: $210
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $213 · $2,556/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-19
   days on market $7,000 Active 6 DOM
2. 2026-06-18
   days on market $7,000 Active 5 DOM
3. 2026-06-17
   days on market $7,000 Active 4 DOM
4. 2026-06-16
   days on market $7,000 Active 3 DOM
5. 2026-06-15
   days on market $7,000 Active 2 DOM
6. 2026-06-14
   pricedays on marketlisting id $7,000 Active 1 DOM
7. 2026-06-12
   days on market $14,600 Active 29 DOM
8. 2026-06-09
   days on market $14,600 Active 26 DOM
9. 2026-06-08
   days on market $14,600 Active 25 DOM
10. 2026-06-07
    days on market $14,600 Active 24 DOM
11. 2026-06-05
    days on market $14,600 Active 21 DOM
12. 2026-06-02
    days on market $14,600 Active 19 DOM
13. 2026-06-01
    days on market $14,600 Active 18 DOM
14. 2026-05-31
    days on market $14,600 Active 17 DOM
15. 2026-05-30
    days on market $14,600 Active 16 DOM
16. 2026-05-14
    listed $14,600 Active
17. 2015-04-08
    soldstatus $3,200 415-char remark

    Show marketing remark (415 chars)

    1 Week Ownership Opportunity - Week 46 is the 3rd week in November (often over Thanksgiving) in a 2 bedroom "lock-off" home consisting of a 1 Bedroom + a Hotel Room. Home(s) can be used and/or rented with success. Is it time to stop renting year after year and start owning? Owner may also "bank" unused time for exchanges at other destinations around the world! Ownership has it's privileges!

18. 2014-04-26
    listed $3,500 415-char remark

    Show marketing remark (415 chars)

    1 Week Ownership Opportunity - Week 46 is the 3rd week in November (often over Thanksgiving) in a 2 bedroom "lock-off" home consisting of a 1 Bedroom + a Hotel Room. Home(s) can be used and/or rented with success. Is it time to stop renting year after year and start owning? Owner may also "bank" unused time for exchanges at other destinations around the world! Ownership has it's privileges!

19. 2003-01-10
    soldstatus $1,407,300

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 13 d/yr ≥73°F today · 34 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,215
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$35
• − Repairs & maintenance: −$2,977
• − Management: −$2,977
• − HOA: −$2,556
• − Depreciation: −$204
• Taxable income: $27,968
• Est. tax owed @ 24.0%: −$6,712
• After-tax cash flow: $19,551/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: Summit School District No. RE-1
• NCES district ID: 0806810
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $67,591
• Composite: 31.97/100
• National rank: #5840
• State rank: #35 of 86 in CO

Livability — Copper Mountain

• Score: 65/100
• State rank: #164
• US rank: #12975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copper Mountain, CO
• County: Summit County · 31,352 people
• Metro: Breckenridge, CO
• Population (ZIP): 3,992
• Household income: $108,710
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 81.0

Population outlook (Summit County) Hauer SSP2

• Today (2025): 35,421 people
• By 2030: 37,983 · +7.2%
• By 2040: 42,597 · +20.3%
• By 2050: 46,695 · +31.8%
• By 2075: 55,288 · +56.1%
• By 2100: 61,033 · +72.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 21% Hispanic / Latino 5%
• Common ancestry: Italian 6% Slovak 6% Romanian 4%
• Foreign-born: 8% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Russian/Polish/Slavic 1% German/W. Germanic 1%

Political lean MEDSL · Summit

• 2024 margin: Solid D (+37.2) · D 67.0% · R 29.9% · Other 3.1%
• 2008→2024 swing: +4.1pp toward D · 2008: 33.0pp · 2024: 37.2pp
• All cycles: 2024: D+37.2 2020: D+39.5 2016: D+27.6 2012: D+24.4 2008: D+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.17%
• Current HPI: 244.5969
• Rent YoY: —
• Metro: Breckenridge, 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

-99.0% since first listed

4 events — show timeline

• 2026-05-14 Listed $14,600 SAR
• 2015-04-08 Sold (MLS) $3,200 SAR
• 2014-04-26 Listed $3,500 SAR
• 2003-01-10 Sold (Public Records) $1,407,300 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,063 · -12.0% YoY. Source: county tax records.