189 Ten Mile Cir #531 · Copper Mountain, CO 80443

$1,500

2 bd · 3.0 ba · 1,193 sqft · Timeshare public records · 38 Days on market

Built 1982 1.44 ac lot $66/mo HOA · 2% 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

Enjoy colorful fall mountain escapes every year with Week 43 ownership at Village Square 531 in the heart of Center Village at Copper Mountain Resort. This spacious and fully furnished residence offers easy access to hiking, biking, dining, shopping, and all-season activities right outside your door. Week 43 is a fantastic time to experience crisp alpine air, golden aspens, and quieter mountain getaways before ski season begins. Village Square amenities include convenient covered parking, hot tub, ski lockers, and a premier central location at Copper Mountain.

Key facts

• Hot tub
• Ski lockers
• 1.44 acre lot

Tags

• EASY ACCESS TO HIKING
• EASY ACCESS TO BIKING
• EASY ACCESS TO DINING
• EASY ACCESS TO SHOPPING
• HOT TUB
• SKI LOCKERS

Property features AI

Finance

• Other: Planned Unit Development zoning; 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: Homeowners association with an annual fee of $787 (about $65.58/month); Community features include golf; Building amenities: elevators, on-site management, signage, WiFi

Exterior

• Parking: Underground unassigned parking
• Utilities: Public water; Sewer available and connected; Electricity available; Natural gas available; Cable available and connected; Phone available
• Home design: Residential timeshare; Timeshare common interest; Has view; Located in Village Square Condo
• Construction: Concrete and steel siding construction
• Exterior features: Metal roof; Storage; Near public transit; Paved road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Trash compactor
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas available
• Interior features: Elevator; Furnished; Gas fireplace
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $2k).
• Recommended offer: $1k (3.0% below list) — sets the bar for market timing.
• Cap rate 1914.3% 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: 180 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 $58 of equity ($10 loan paydown + $48 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 $420 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($1k) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,455 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 207.71% ✓
• Cap rate: 1914.28%
• Cash-on-cash: 6814.23%
• DSCR: 304.20
• GRM: 0.0

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: 363.34×
• Total profit: $152,183
• Equity at exit: $689

10-year hold

• IRR: —
• Equity multiple: 784.28×
• Total profit: $328,976
• Equity at exit: $1,073

Cash invested: $420 (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: 180

Monthly cashflow live

• Estimated rent: $3,116 medium
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $22/yr
• Insurance: −$1
• HOA: −$66
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $2,385

Break-even live

Break-even rent $97

Max offer price $1,500

Occupancy floor 18%

Sensitivity live

Price	-10% $2,386	-5% $2,385	+0% $2,385	+5% $2,384	+10% $2,384
Rent	-10% $2,139	-5% $2,262	+0% $2,385	+5% $2,508	+10% $2,631
Rate	-1.0pp $2,386	-0.5pp $2,385	base $2,385	+0.5pp $2,385	+1.0pp $2,384

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: $375
• Closing costs: $45
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 20 events

1. 2026-06-21
   days on market $1,500 Active 38 DOM
2. 2026-06-19
   days on market $1,500 Active 36 DOM
3. 2026-06-18
   days on market $1,500 Active 35 DOM
4. 2026-06-17
   days on market $1,500 Active 34 DOM
5. 2026-06-16
   days on market $1,500 Active 33 DOM
6. 2026-06-15
   days on market $1,500 Active 32 DOM
7. 2026-06-14
   days on market $1,500 Active 30 DOM
8. 2026-06-12
   days on market $1,500 Active 29 DOM
9. 2026-06-09
   days on market $1,500 Active 26 DOM
10. 2026-06-08
    days on market $1,500 Active 25 DOM
11. 2026-06-07
    days on market $1,500 Active 24 DOM
12. 2026-06-05
    days on market $1,500 Active 21 DOM
13. 2026-06-02
    days on market $1,500 Active 19 DOM
14. 2026-06-01
    days on market $1,500 Active 18 DOM
15. 2026-05-31
    days on market $1,500 Active 17 DOM
16. 2026-05-30
    days on market $1,500 Active 16 DOM
17. 2026-05-14
    listed $1,500 Active
18. 2025-09-26
    price $7,000
19. 2025-05-11
    price $12,000
20. 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: $37,388
• − Mortgage interest: −$84
• − Property taxes: −$22
• − Insurance: −$8
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − HOA: −$792
• − Depreciation: −$44
• Taxable income: $30,456
• Est. tax owed @ 24.0%: −$7,309
• After-tax cash flow: $21,310/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

-99.9% since first listed

4 events — show timeline

• 2026-05-14 Listed $1,500 SAR
• 2025-09-26 Price Changed $7,000 SAR
• 2025-05-11 Price Changed $12,000 SAR
• 2003-01-10 Sold (Public Records) $1,407,300 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,099 · +21.9% YoY. Source: county tax records.