600 S D Main St Unit 4204L · Breckenridge, CO 80424

$12,000

3 bd · 3.0 ba · 1,655 sqft · SingleFamily · 337 Days on market

Built 2000 0.95 ac lot $546/mo HOA · 13% 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

Celebrate the holiday season in the heart of the Rockies with this exceptional fractional ownership opportunity at The Residences at Main Street Station — Hyatt Vacation Club. This spacious two-bedroom plus studio lock-off residence includes a highly sought-after fixed Week 50, giving you guaranteed time in Breckenridge during the festive lead-up to New Year’s, a magical time when the town is aglow with lights, events, and fresh snow. This ownership also includes a summer float week and three additional days to use in the spring or fall, for a total of 17 days per year to enjoy everything this world-class mountain destination has to offer. Ideally located in Breckenridge’s

Key facts

• Outdoor heated pool
• Historic district
• 0.95 acre lot

Tags

• OUTDOOR HEATED POOL
• HISTORIC DISTRICT
• STEPS FROM QUICKSILVER LIFT

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee: $6,556 (approximately $546.33/month); Community fitness center; Building amenities include elevators, meeting rooms, on-site management, reception area, screening room, and WiFi

Exterior

• Parking: Assigned underground garage
• Utilities: Public water; No additional utilities listed
• Home design: Residential timeshare; Planned Unit Development zoning
• Construction: Concrete and steel siding construction; Asphalt roof
• Exterior features: Community pool; City lot; Near public transit; Paved road access; Has a view

Interior

• Kitchen: Electric cooktop; Electric range; Dishwasher; Disposal; Microwave
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Radiant heating
• Interior features: Eat-in kitchen; Furnished; Gas fireplace
• Laundry & utility: In-unit washer and dryer

🏷️ Possibly a rental listed for sale. The $12,000 price doesn't fit this home's estimated sale value (~$1,643,415) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $12k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.
• Cap rate 274.5% 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 42% 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 $83 of loan paydown is wiped out by about $360 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 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: 34.92% ✓
• Cap rate: 274.49%
• Cash-on-cash: 957.84%
• DSCR: 43.62
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $1,643,415
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 S Main St Unit 4304L	0.08mi	3/3.0	1,655 (0%)	6mo	$5,500	$3	91
85 Deep Powder Cir	0.24mi	3/3.0	1,720 (+4%)	3mo	$1,941,500	$1,129	80
113 Powder Ridge Dr	0.20mi	3/3.0	1,781 (+8%)	0mo	$2,015,000	$1,131	78
600 S Main St Unit 4205/4205A	0.08mi	2/2.0 (-1)	1,545 (-7%)	5mo	$35,000	$23	72
110 S Harris St	0.38mi	3/2.0	1,681 (+2%)	6mo	$1,670,000	$993	71
123 Powder Ridge Dr	0.25mi	3/3.0	1,720 (+4%)	20mo	$1,950,000	$1,134	65
218 Highland Ter	0.35mi	3/2.0	1,784 (+8%)	9mo	$1,600,000	$897	60
324 N Main St #5	0.69mi	3/2.0	1,776 (+7%)	8mo	$1,515,000	$853	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 50.13×
• Total profit: $165,077
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 108.15×
• Total profit: $360,033
• Equity at exit: $1,038

Cash invested: $3,360 (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: 0.2×

Monthly cashflow live

• Estimated rent: $4,191 medium
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$546
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $2,615

Break-even live

Break-even rent $880

Max offer price $12,000

Occupancy floor 33%

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: $3,000
• Closing costs: $360
• 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	$5,783	$3.29	2d	2	0.48mi

HOA detail

• Monthly dues: $546 · $6,552/yr

Listing history 17 events

1. 2026-06-19
   days on market $12,000 Active 337 DOM
2. 2026-06-18
   days on market $12,000 Active 336 DOM
3. 2026-06-17
   days on market $12,000 Active 335 DOM
4. 2026-06-16
   days on market $12,000 Active 334 DOM
5. 2026-06-15
   days on market $12,000 Active 333 DOM
6. 2026-06-14
   days on market $12,000 Active 331 DOM
7. 2026-06-12
   days on market $12,000 Active 330 DOM
8. 2026-06-09
   days on market $12,000 Active 327 DOM
9. 2026-06-08
   days on market $12,000 Active 326 DOM
10. 2026-06-07
    days on market $12,000 Active 325 DOM
11. 2026-06-05
    days on market $12,000 Active 322 DOM
12. 2026-06-02
    days on market $12,000 Active 320 DOM
13. 2026-06-01
    days on market $12,000 Active 319 DOM
14. 2026-05-31
    days on market $12,000 Active 318 DOM
15. 2026-05-30
    days on market $12,000 Active 317 DOM
16. 2026-05-01
    price $12,000
17. 2025-07-17
    listed $35,000 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 11 d/yr ≥73°F today · 30 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: $50,292
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$858
• − Repairs & maintenance: −$4,023
• − Management: −$4,023
• − HOA: −$6,552
• − Depreciation: −$349
• Taxable income: $33,634
• Est. tax owed @ 24.0%: −$8,072
• After-tax cash flow: $23,314/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

-65.7% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $12,000 SAR
• 2025-07-17 Listed $35,000 SAR