75 Snowflake Dr #717 · Breckenridge, CO 80424

$14,000

2 bd · 2.0 ba · 1,150 sqft · Timeshare · 1133 Days on market

Built 1998 $130/mo HOA · 4% of rent

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Floating annual Winter, 2 bedroom lockoff at Grand Timber Lodge. Ski-in to luxury, Ski-out in style. This 5 Star Resort is loaded with amenities including indoor/outdoor pools, hot tubs, saunas, steam rooms, workout facilities, restaurant, ski shop and complimentary resort shuttle. Get 2 weeks for one maintenance fee by splitting the unit into a 1 bedroom and a studio. Day Use & Bonus time now transfer on Resales!

Key facts

• Pool
• Built 1998
• Listed 1132 days

Property features AI

Finance

• Other: Located in Grand Timber Lodge Condominium; building name Grand Timber Lodge; Directions: From Park Ave, turn West on Four O’Clock Road, turn left on Kings Crown then turn right on Snowflake Drive. Resort is on left. Use the short term parking at entrance.
• HOA & community: Homeowners association with annual fee of $1,555 (approximately $129.58/month); Association fee includes cable TV, electricity, gas, insurance, snow removal, security; Association amenities include fitness center, clubhouse, pool; Building features include elevators, on-site management, reception area

Exterior

• Parking: Underground, unassigned parking
• Security: On-site management; Reception area; Association-provided security
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Phone available; Cable available / connected; Water available
• Home design: Residential timeshare unit; One level
• Construction: Asphalt roof; Multi-family zoning
• Exterior features: Deck; Has view; Community and private pool access; Spa / hot tub

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range / Oven; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating
• Interior features: Elevator; Eat-in kitchen; Furnished; Gas fireplace; Therapeutic whirlpool (accessibility feature)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $14k.

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 $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 200.3% vs local median 0.7% in Breckenridge — 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 72/100 on livability (#62 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing B; Watch: health & safety C-, crime D, amenities 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.
• Zoned schools: Upper Blue Elementary School (math 34% / reading 37%, grade F, #422 of 966 statewide, top 44%, 237 students, 38% FRL); Summit Middle School (math 24% / reading 38%, grade F, #126 of 270 statewide, top 46%, 764 students, 38% FRL); Summit High School (math 37% / reading 62%, grade D, #115 of 381 statewide, top 34%, 1,132 students, 29% FRL).
• Market conditions: 623 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $97 of loan paydown is wiped out by about $420 of value loss. Plan a longer hold.
• Summit County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 1133 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $12k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $12,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 1133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 22.51% ✓
• Cap rate: 200.26%
• Cash-on-cash: 692.75%
• DSCR: 31.82
• GRM: 0.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 36.33×
• Total profit: $138,487
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 78.11×
• Total profit: $302,286
• Equity at exit: $1,210

Cash invested: $3,920 (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 80424

• Active inventory: 623
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $3,152 medium
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$18 /mo · $210/yr
• Insurance: −$6
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$130
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $2,207

Break-even live

Break-even rent $357

Max offer price $14,000

Occupancy floor 25%

Sensitivity live

Price	-10% $2,217	-5% $2,212	+0% $2,207	+5% $2,203	+10% $2,198
Rent	-10% $1,958	-5% $2,083	+0% $2,207	+5% $2,332	+10% $2,456
Rate	-1.0pp $2,215	-0.5pp $2,211	base $2,207	+0.5pp $2,204	+1.0pp $2,200

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E. Washington RD Breckenridge, CO	1.0–4.0	1.0–4.5	1760	$4,067	$2.31	4d	2	0.87mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-22
   days on market $14,000 Active 1133 DOM
2. 2026-06-21
   days on market $14,000 Active 1132 DOM
3. 2026-06-19
   days on market $14,000 Active 1130 DOM
4. 2026-06-18
   days on market $14,000 Active 1129 DOM
5. 2026-06-17
   days on market $14,000 Active 1128 DOM
6. 2026-06-16
   days on market $14,000 Active 1127 DOM
7. 2026-06-15
   days on market $14,000 Active 1126 DOM
8. 2026-06-14
   days on market $14,000 Active 1124 DOM
9. 2026-06-12
   days on market $14,000 Active 1123 DOM
10. 2026-06-09
    days on market $14,000 Active 1120 DOM
11. 2026-06-08
    days on market $14,000 Active 1119 DOM
12. 2026-06-07
    days on market $14,000 Active 1118 DOM
13. 2026-06-05
    days on market $14,000 Active 1115 DOM
14. 2026-06-02
    days on market $14,000 Active 1113 DOM
15. 2026-06-01
    days on market $14,000 Active 1112 DOM
16. 2026-05-31
    days on market $14,000 Active 1111 DOM
17. 2026-05-30
    days on market $14,000 Active 1110 DOM
18. 2023-05-16
    listed $14,000 Active
19. 2018-04-13
    soldstatus $11,900 423-char remark

    Show marketing remark (423 chars)

    Floating annual Winter, 2 bedroom lockoff at Grand Timber Lodge. Ski-in to luxury, Ski-out in style. This 5 Star Resort is loaded with amenities including indoor/outdoor pools, hot tubs, saunas, steam rooms, workout facilities, restaurant, ski shop and complimentary resort shuttle. Get 2 weeks for one maintenance fee by splitting the unit into a 1 bedroom and a studio. Day Use & Bonus time now transfer on Resales!

20. 2017-02-20
    listed $11,900 423-char remark

    Show marketing remark (423 chars)

    Floating annual Winter, 2 bedroom lockoff at Grand Timber Lodge. Ski-in to luxury, Ski-out in style. This 5 Star Resort is loaded with amenities including indoor/outdoor pools, hot tubs, saunas, steam rooms, workout facilities, restaurant, ski shop and complimentary resort shuttle. Get 2 weeks for one maintenance fee by splitting the unit into a 1 bedroom and a studio. Day Use & Bonus time now transfer on Resales!

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 10 d/yr ≥73°F today · 28 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: $37,819
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$736
• − Repairs & maintenance: −$3,026
• − Management: −$3,026
• − HOA: −$1,560
• − Depreciation: −$407
• Taxable income: $28,070
• Est. tax owed @ 24.0%: −$6,737
• After-tax cash flow: $19,753/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 — Breckenridge

• Score: 72/100
• State rank: #62
• US rank: #6014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Breckenridge, CO
• County: Summit County · 31,352 people
• City population: 9,764
• Metro: Breckenridge, CO
• Population (ZIP): 9,764
• Household income: $120,907
• Rent vs Own: 21.9% rent · 78.1% own
• Severe rent burden: 181.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 7% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 4% Scotch-Irish 3%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -389.29%
• Current HPI: 311.0453
• 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

+17.6% since first listed

3 events — show timeline

• 2023-05-16 Listed $14,000 SAR
• 2018-04-13 Sold (MLS) $11,900 SAR
• 2017-02-20 Listed $11,900 SAR