500 Village Rd #311 · Breckenridge, CO 80424

$5,000

2 bd · 2.0 ba · 965 sqft · Timeshare public records · 849 Days on market

Built 1998 $147/mo HOA · 5% of rent

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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

2 bed/2 bath, Biennial Odd years, floating winter & floating summer, 14000 points/odd years. Five Star Hilton Resort!. Enjoy your winter vacation in Breck at this exclusive resort nestled near the base of Peak 9, located walking distance to the slopes and shops and dining. Each Villa has a gas fireplace. Amenities include hot tubs, heated pool, game room, fitness center, concierge service and complimentary in-town shuttle. Points are exchangeable with RCI or use them with Hilton properties.

Key facts

• Pool
• Built 1998
• Listed 848 days

Property features AI

Finance

• Other: Building name: Valdoro Mt. Lodge; Building features: elevators, on-site management, reception area, steam room; Subdivision: VALDORO MOUNTAIN LODGE CONDO
• HOA & community: Has homeowners association; Annual association fee; Association amenities: fitness center, snow removal, pool; Association fee covers cable TV, electricity, gas, insurance, sewer, snow removal, security, trash, water

Exterior

• Parking: Underground parking
• Security: On-site management; Reception area; Security included in association
• Utilities: Public water; Public sewer (also has septic); Electricity available; Natural gas available; Propane; Phone available; Cable available and connected; Water available; Sewer available
• Home design: Residential timeshare; Multi-family zoning
• Construction: Asphalt roof
• Exterior features: Deck; Private and community pool; Spa / hot tub; Views; City lot; Near public transit

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Range hood; Water purifier
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling; Gas fireplace
• Interior features: Elevator; Sauna; Therapeutic whirlpool; Satellite dish; Furnished; See remarks
• Laundry & utility: Washer and dryer included; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.
• Cap rate 550.9% 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.
• Market conditions: 614 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).
• This rent runs 31% of the median local income ($121k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $150 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 849 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.

Recommended offer $4,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 849 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 62.04% ✓
• Cap rate: 550.87%
• Cash-on-cash: 1944.93%
• DSCR: 87.54
• GRM: 0.1

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: 103.75×
• Total profit: $143,846
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 223.79×
• Total profit: $311,907
• Equity at exit: $432

Cash invested: $1,400 (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: 614
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,102 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$147
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $2,269

Break-even live

Break-even rent $230

Max offer price $5,000

Occupancy floor 22%

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: $1,250
• Closing costs: $150
• 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	1d	2	0.70mi

HOA detail

• Monthly dues: $147 · $1,764/yr
• Likely covers: gaspoolgymdoorman

Listing history 24 events

1. 2026-06-19
   days on market $5,000 Active 849 DOM
2. 2026-06-18
   days on market $5,000 Active 848 DOM
3. 2026-06-17
   days on market $5,000 Active 847 DOM
4. 2026-06-16
   days on market $5,000 Active 846 DOM
5. 2026-06-15
   days on market $5,000 Active 845 DOM
6. 2026-06-14
   days on market $5,000 Active 843 DOM
7. 2026-06-12
   days on market $5,000 Active 842 DOM
8. 2026-06-09
   days on market $5,000 Active 839 DOM
9. 2026-06-08
   days on market $5,000 Active 838 DOM
10. 2026-06-07
    days on market $5,000 Active 837 DOM
11. 2026-06-05
    days on market $5,000 Active 834 DOM
12. 2026-06-02
    days on market $5,000 Active 832 DOM
13. 2026-06-01
    days on market $5,000 Active 831 DOM
14. 2026-05-31
    days on market $5,000 Active 830 DOM
15. 2026-05-30
    days on market $5,000 Active 829 DOM
16. 2024-02-21
    listed $5,000 Active
17. 2021-04-16
    soldstatus $5,000 501-char remark

    Show marketing remark (501 chars)

    2 bed/2 bath, Biennial Odd years, floating winter & floating summer, 14000 points/odd years. Five Star Hilton Resort!. Enjoy your winter vacation in Breck at this exclusive resort nestled near the base of Peak 9, located walking distance to the slopes and shops and dining. Each Villa has a gas fireplace. Amenities include hot tubs, heated pool, game room, fitness center, concierge service and complimentary in-town shuttle. Points are exchangeable with RCI or use them with Hilton properties.

18. 2021-02-08
    soldstatus $7,000 526-char remark

    Show marketing remark (526 chars)

    2 Bed/2 bath-Week 5 Even years & Spring/Summer/Fall 14,000 points. This exclusive, 5 Star Hilton Resort is nestled near the base of Peak 9, located walking distance to the slopes & shops and dining. Each Villa has a gas fireplace. Amenities include hot tubs, heated pool, game room, fitness ctr, concierge service & complimentary in-town shuttle. Points are exchangeable with RCI or use them with Hilton properties. Day Use & Bonus Time are available with your ownership. Sales qualify for Elite Status

19. 2020-07-03
    soldstatus $6,500
20. 2020-01-14
    listed $9,500
21. 2019-09-21
    listed $9,900 526-char remark

    Show marketing remark (526 chars)

    2 Bed/2 bath-Week 5 Even years & Spring/Summer/Fall 14,000 points. This exclusive, 5 Star Hilton Resort is nestled near the base of Peak 9, located walking distance to the slopes & shops and dining. Each Villa has a gas fireplace. Amenities include hot tubs, heated pool, game room, fitness ctr, concierge service & complimentary in-town shuttle. Points are exchangeable with RCI or use them with Hilton properties. Day Use & Bonus Time are available with your ownership. Sales qualify for Elite Status

22. 2019-05-08
    soldstatus $12,900
23. 2019-01-28
    listed $14,900
24. 2019-01-25
    listed $13,500 501-char remark

    Show marketing remark (501 chars)

    2 bed/2 bath, Biennial Odd years, floating winter & floating summer, 14000 points/odd years. Five Star Hilton Resort!. Enjoy your winter vacation in Breck at this exclusive resort nestled near the base of Peak 9, located walking distance to the slopes and shops and dining. Each Villa has a gas fireplace. Amenities include hot tubs, heated pool, game room, fitness center, concierge service and complimentary in-town shuttle. Points are exchangeable with RCI or use them with Hilton properties.

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 11 d/yr ≥73°F today · 29 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: $37,225
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,978
• − Management: −$2,978
• − HOA: −$1,764
• − Depreciation: −$145
• Taxable income: $28,979
• Est. tax owed @ 24.0%: −$6,955
• After-tax cash flow: $20,274/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

-63.0% since first listed

9 events — show timeline

• 2024-02-21 Listed $5,000 SAR
• 2021-04-16 Sold (MLS) $5,000 SAR
• 2021-02-08 Sold (MLS) $7,000 SAR
• 2020-07-03 Sold (MLS) $6,500 SAR
• 2020-01-14 Listed $9,500 SAR
• 2019-09-21 Listed $9,900 SAR
• 2019-05-08 Sold (MLS) $12,900 SAR
• 2019-01-28 Listed $14,900 SAR
• 2019-01-25 Listed $13,500 SAR

Property tax history

+6.1%/yr

Latest (2025): $3,425 · +10.5% YoY. Source: county tax records.