331 Haymaker St · Silverthorne, CO 80498

$566,962

3 bd · 2.5 ba · 1,514 sqft · MultiFamily public records · 26 Days on market

Built 2022 Good condition 3,558 sqft lot Est $571k · at est. $219/mo HOA · 8% 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 +21.6/30.0
• ARV discount +7.8/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Tucked into one of the best locations in Smith Ranch, 331 Haymaker Street offers a rare setting backing to the river corridor between Smith Ranch and Willowbrook—providing a peaceful backdrop and easy access to the outdoors. The functional layout offers 3 bedrooms, 2.5 baths, and a 2-car garage—perfect for storing all your Summit County gear. Whether it’s skis, bikes, or paddleboards, you’ll have plenty of space. Inside, you’ll find quality finishes throughout, including in-floor radiant heat, stainless steel appliances, granite countertops, Engineered Hardwood flooring, wood cabinetry, LED lighting, and a washer/dryer. One of the very few units with this floor

Key facts

• Granite countertops
• Wood cabinetry
• 3,558 sq ft lot

Tags

• EASY ACCESS TO OUTDOORS
• IN FLOOR RADIANT HEAT
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• ENGINEERED HARDWOOD FLOORING
• WOOD CABINETRY

Property features AI

Finance

• Other: Directions: Head north on Blue River Parkway from downtown Silverthorne; left on Ruby Ranch Rd; right on Smith Ranch Rd; left on Haymaker St. Home is on the left before the guest parking spaces.; Subdivision: SMITH RANCH SUB
• HOA & community: Homeowners association (annual fee of $2,627; about $218.92/month); Community features include golf

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Sewer available and connected; Electricity available; Natural gas available; Cable available
• Home design: Residential duplex; Two levels (2 stories)
• Construction: Duplex construction
• Exterior features: Asphalt roof; Near public transit; Paved road access; Has a view; Pets allowed

Interior

• Kitchen: Gas cooktop; Oven; Microwave; Dishwasher; Garbage disposal
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Radiant heating; Heating present
• Interior features: See remarks (additional interior details in remarks)
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $567k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $562k (0.8% below list).
• Recommended offer: $558k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.1% in Silverthorne — 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 73/100 on livability (#51 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities D+, cost of living 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: Silverthorne Elementary School (math 5% / reading 12%, grade F, #922 of 966 statewide, top 97%, 342 students, 54% 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: Rents flat; 314 active listings in the ZIP; solid renter incomes; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• At $5,625/mo this rent would consume 64% of the median local household income ($106k/yr) (locally 228% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($558k) is reasonable based on typical stale-listing flexibility.

Recommended offer $558,457 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.99% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $570,778
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Bootlegger Ln	0.05mi	3/2.5	1,413 (-7%)	9mo	$500,610	$354	79
113 Badger Ct	0.24mi	3/3.0	1,585 (+5%)	2mo	$840,000	$530	78
395 Haymaker St	0.07mi	3/2.5	1,394 (-8%)	13mo	$525,841	$377	73
46 Filly Ln	0.07mi	3/2.5	1,395 (-8%)	13mo	$472,360	$339	72
97 Haymaker St	0.20mi	3/2.5	1,427 (-6%)	11mo	$449,320	$315	72
99 Haymaker St	0.20mi	3/2.5	1,395 (-8%)	14mo	$464,949	$333	66
394 Willow Lake Ct	0.70mi	3/2.0	1,568 (+4%)	21mo	$953,500	$608	42
355 Rainbow Ct	0.69mi	3/2.0	1,652 (+9%)	24mo	$802,500	$486	31

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-48,986
• Equity at exit: $84,536

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-18,845
• Equity at exit: $49,021

Cash invested: $158,749 (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 80498

• Rents YoY: 0.9%
• Active inventory: 314
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $5,625 medium
• Mortgage (P&I): −$2,973
• Tax from tax record: −$156 /mo · $1,867/yr
• Insurance: −$236
• HOA: −$219
• Vacancy / Maint / Mgmt: −$1,181
• Net cashflow: $860

Break-even live

Break-even rent $4,537

Max offer price $566,962

Occupancy floor 80%

Sensitivity live

Price	-10% $1,181	-5% $1,020	+0% $860	+5% $699	+10% $539
Rent	-10% $415	-5% $638	+0% $860	+5% $1,082	+10% $1,304
Rate	-1.0pp $1,145	-0.5pp $1,004	base $860	+0.5pp $713	+1.0pp $563

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,626
Total (2 units)			$5,625

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: $141,740
• Closing costs: $17,009
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $219 · $2,628/yr

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-04-16
   listed $566,962 Active

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

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $1,867 · $156/mo
• Projected year-2 tax: $3,118 · $260/mo
• Expected delta: +$1,252/yr (+$104/mo · 67.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 12 d/yr ≥80°F today · 33 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,500
• − Mortgage interest: −$31,759
• − Property taxes: −$1,867
• − Insurance: −$2,835
• − Repairs & maintenance: −$5,400
• − Management: −$5,400
• − HOA: −$2,628
• − Depreciation: −$16,493
• Taxable income: $1,118
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $10,049/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This multi-family home in Silverthorne, CO is in good condition with modern finishes and a functional layout. It offers a peaceful setting and ample storage for outdoor gear. A fresh coat of paint and some landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Both paint interior walls — refreshes the space and improves curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both paint interior walls — refreshes the space and improves curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Silverthorne

• Score: 73/100
• State rank: #51
• US rank: #5256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silverthorne, CO
• County: Summit County · 31,352 people
• City population: 8,881
• Metro: Breckenridge, CO
• Population (ZIP): 8,881
• Household income: $105,897
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 228.0

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% Hispanic / Latino 22% Two or more races 17%
• Hispanic origin (detail): Mexican 14% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 2% Scottish 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 11% Other Indo-European 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: ▼ -210.79%
• Current HPI: 332.0375
• Rent YoY: ▲ 0.88%
• 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

2 events — show timeline

• 2026-05-12 Pending — SAR
• 2026-04-16 Listed $566,962 SAR

Property tax history

+11.0%/yr

Latest (2025): $1,867 · +15.3% YoY. Source: county tax records.