2300 Mount Werner Cir Unit 252/250 · Steamboat Springs, CO 80487

$120,000

1 bd · 2.0 ba · 958 sqft · Timeshare · 517 Days on market

Built 1999 $470/mo HOA · 20% of rent ↓ 11% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fractional ownership at its finest at the Steamboat Grand. Enjoy an easy walk across the street in order to hit the slopes or take in mountain festivities or dining. Unit 252/250 is a Freestyle floor plan with a lock off primary bedroom/bath with fireplace and a parlor with full kitchen that sleeps 4. This unit is on the quiet South end of the building with easy access to the pool and fitness areas, back pavilion and pond area. Owners benefit from year round use of all the amenities including fitness facilities, pool, parking, owners lounges (1 at the base), spa, shuttle, valet, concierge service, on-site spa and restaurant, plus discounts. Too many perks to list. Options to stay at the

Key facts

• Easy walk to slopes
• Full kitchen
• Fitness areas

Tags

• EASY WALK TO SLOPES
• LOCK OFF PRIMARY BEDROOM
• FULL KITCHEN
• QUIET SOUTH END
• EASY ACCESS TO POOL
• FITNESS AREAS

Property features AI

Finance

• Other: Located in STEAMBOAT GRAND RESORT HOTEL CONDOMINIUM
• HOA & community: Homeowners association with annual fee (about $5,637/year; approx. $469.75/month); Community fitness center; Community pool; Building amenities: elevators, on-site management, reception area, steam room, WiFi

Exterior

• Parking: Attached covered garage (community/undesignated stalls available, underground)
• Utilities: Public water; Public sewer (sewer connected); Cable available; Electricity available; Natural gas available; Phone available; Water available
• Home design: Residential timeshare; One level; Has a view; Planned Unit Development
• Construction: Wood siding; Steel siding; Built with metal roof
• Exterior features: Metal roof; Community pool; Storage; Near public transit; Paved, public maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Includes bedroom(s) (details not provided)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Cooling available
• Interior features: Elevator; Furnished; Gas fireplace; Dishwasher; Disposal; Microwave; Range; Refrigerator
• Laundry & utility: Shared laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $120k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 0.1% in Steamboat Springs — 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 74/100 on livability (#41 in CO, #4,975 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, schools B; Watch: health & safety C-, amenities D, cost of living F.
• Steamboat Springs School District No. RE-2 (town): math 49% / reading 72% proficiency, ranked #4 of 86 in CO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.6%/yr); 555 active listings in the ZIP; solid renter incomes; 597 units permitted in Routt County in 2024 (418 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Routt County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 517 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 517 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.99% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.03%
• DSCR: 1.94
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.92×
• Total profit: $31,021
• Equity at exit: $17,892

10-year hold

• IRR: 33.0%
• Equity multiple: 4.99×
• Total profit: $134,123
• Equity at exit: $10,375

Cash invested: $33,600 (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 80487

• Rents YoY: 10.6%
• Active inventory: 555
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,390 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$470
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $589

Break-even live

Break-even rent $1,645

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $672	-5% $630	+0% $589	+5% $547	+10% $506
Rent	-10% $400	-5% $495	+0% $589	+5% $683	+10% $778
Rate	-1.0pp $649	-0.5pp $619	base $589	+0.5pp $558	+1.0pp $526

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $470 · $5,640/yr
• Likely covers: pooldoorman

Listing history 23 events

1. 2026-06-17
   status $120,000 Pending 517 DOM
2. 2026-06-17
   days on market $120,000 Active 517 DOM
3. 2026-06-16
   days on market $120,000 Active 516 DOM
4. 2026-06-15
   days on market $120,000 Active 515 DOM
5. 2026-06-14
   days on market $120,000 Active 513 DOM
6. 2026-06-12
   days on market $120,000 Active 512 DOM
7. 2026-06-09
   days on market $120,000 Active 509 DOM
8. 2026-06-08
   days on market $120,000 Active 508 DOM
9. 2026-06-07
   days on market $120,000 Active 507 DOM
10. 2026-06-07
    days on market $120,000 Active 506 DOM
11. 2026-06-04
    days on market $120,000 Active 503 DOM
12. 2026-06-02
    days on market $120,000 Active 502 DOM
13. 2026-06-01
    days on market $120,000 Active 501 DOM
14. 2026-05-31
    days on market $120,000 Active 500 DOM
15. 2026-05-31
    days on market $120,000 Active 499 DOM
16. 2026-01-15
    price $120,000
17. 2026-01-15
    status Active
18. 2026-01-10
    historical
19. 2025-07-11
    status Active
20. 2025-07-11
    price $127,000
21. 2025-07-10
    historical
22. 2025-02-05
    price $132,000
23. 2025-01-10
    listed $134,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥80°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,682
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − HOA: −$5,640
• − Depreciation: −$3,491
• Taxable income: $5,840
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $5,666/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: Steamboat Springs School District No. RE-2
• NCES district ID: 0806660
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $67,833
• Composite: 53.1/100
• National rank: #1513
• State rank: #4 of 86 in CO

Livability — Steamboat Springs

• Score: 74/100
• State rank: #41
• US rank: #4975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steamboat Springs, CO
• County: Routt County · 18,525 people
• City population: 18,525
• Metro: Steamboat Springs, CO
• Population (ZIP): 18,525
• Household income: $109,659
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 644.0

Population outlook (Routt County) Hauer SSP2

• Today (2025): 27,283 people
• By 2030: 28,555 · +4.7%
• By 2040: 30,578 · +12.1%
• By 2050: 32,328 · +18.5%
• By 2075: 36,897 · +35.2%
• By 2100: 38,794 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Routt

• 2024 margin: Strong D (+27.7) · D 62.5% · R 34.8% · Other 2.8%
• 2008→2024 swing: +0.9pp no change · 2008: 26.9pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+27.6 2016: D+17.0 2012: D+15.6 2008: D+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -342.73%
• Current HPI: 471.8844
• Rent YoY: ▲ 10.61%
• Metro: Steamboat Springs, 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

-11.0% since first listed

8 events — show timeline

• 2026-01-15 Price Changed $120,000 SAR
• 2026-01-15 Relisted — SAR
• 2026-01-10 Delisted — SAR
• 2025-07-11 Relisted — SAR
• 2025-07-11 Price Changed $127,000 SAR
• 2025-07-10 Delisted — SAR
• 2025-02-05 Price Changed $132,000 SAR
• 2025-01-10 Listed $134,900 SAR