56 View Ln Unit 7F · Breckenridge, CO 80424

$3,900

3 bd · 3.0 ba · 1,871 sqft · Timeshare · 1390 Days on market

Built 1995 $75/mo HOA · 2% 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

Come skiing during Christmas & enjoy this spacious 3 bed/3 bath Penthouse. Gold Point is located 3 ½ miles from town, & directly on the bus route & has stunning & breathtaking views of the entire Ten Mile Range. Each unit has one-car garage and washer/dryer. Each building has a hot tub room with mountain views. The townhomes were recently renovated including new kitchens and appliances. One king-size bed, one queen bed, two twin beds and 2 queen sleeper sofas, gas fireplace & private balcony.

Key facts

• Garage
• Built 1995
• Listed 1389 days

Property features AI

Finance

• Other: Building identified as Gold Point Bldg 7; Directions: Turn onto Boreas Pass Road on the south side of town at the Conoco station. Turn left onto Baldy Road. Complex is on the left 1 mile.
• HOA & community: Homeowners association with annual fee (approximately $900); Association covers cable TV, electricity, gas, insurance, sewer, snow removal, security, trash and water; Community clubhouse; On-site management and reception area

Exterior

• Parking: Garage (1 space)
• Security: Security included in association services
• Utilities: Public water; Public sewer and septic tank; Electricity available; Natural gas available; Phone available; Cable available/connected; Water available
• Home design: Residential timeshare; Entry level: 1; Multi/split levels
• Construction: Asphalt roof; Multi-family zoning
• Exterior features: Deck; Near public transit; Has view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Range hood
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Has heating
• Interior features: Furnished; Gas fireplace; Therapeutic whirlpool (accessibility feature)
• Laundry & utility: Washer; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $4k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $4k).
• Recommended offer: $3k (12.0% below list) — sets the bar for market timing.
• Cap rate 980.0% 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: 622 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 41% 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 $27 of loan paydown is wiped out by about $117 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 1390 days — a 12% lower offer ($3k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $4k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $3,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 1390 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: 106.02% ✓
• Cap rate: 979.99%
• Cash-on-cash: 3477.48%
• DSCR: 155.73
• 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: 185.09×
• Total profit: $201,026
• Equity at exit: $582

10-year hold

• IRR: —
• Equity multiple: 399.37×
• Total profit: $435,017
• Equity at exit: $337

Cash invested: $1,092 (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: 622
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $4,135 high
• Mortgage (P&I): −$20
• Tax est. 1.5%: −$5 /mo · $58/yr
• Insurance: −$2
• HOA: −$75
• Vacancy / Maint / Mgmt: −$868
• Net cashflow: $3,165

Break-even live

Break-even rent $129

Max offer price $3,900

Occupancy floor 18%

Sensitivity live

Price	-10% $3,167	-5% $3,166	+0% $3,165	+5% $3,163	+10% $3,162
Rent	-10% $2,838	-5% $3,001	+0% $3,165	+5% $3,328	+10% $3,491
Rate	-1.0pp $3,166	-0.5pp $3,166	base $3,165	+0.5pp $3,163	+1.0pp $3,162

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: $975
• Closing costs: $117
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 S Fuller Placer Rd #1 Breckenridge, CO	3.0	2.0	1261	$4,700	$3.73	25d	1	0.30mi
416 Fuller Placer Rd Unit Upstairs Breckenridge, CO	3.0	2.0	1244	$3,400	$2.73	19d	1	0.31mi
416 N Fuller Placer Rd Breckenridge, CO	3.0	2.0	1244	$3,400	$2.73	4d	1	0.31mi
6 S Face Dr Breckenridge, CO	2.0	2.0	1320	$3,500	$2.65	25d	1	0.32mi
458 N Fuller Placer Rd Breckenridge, CO	3.0	2.0	1784	$5,200	$2.91	19d	1	0.34mi
304 E. Washington RD Breckenridge, CO	1.0–4.0	1.0–4.5	1760	$5,783	$3.29	3d	2	1.36mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: gas

Listing history 19 events

1. 2026-06-21
   days on market $3,900 Active 1390 DOM
2. 2026-06-19
   days on market $3,900 Active 1388 DOM
3. 2026-06-18
   days on market $3,900 Active 1387 DOM
4. 2026-06-17
   days on market $3,900 Active 1386 DOM
5. 2026-06-16
   days on market $3,900 Active 1385 DOM
6. 2026-06-15
   days on market $3,900 Active 1384 DOM
7. 2026-06-14
   days on market $3,900 Active 1382 DOM
8. 2026-06-12
   days on market $3,900 Active 1381 DOM
9. 2026-06-09
   days on market $3,900 Active 1378 DOM
10. 2026-06-08
    days on market $3,900 Active 1377 DOM
11. 2026-06-07
    days on market $3,900 Active 1376 DOM
12. 2026-06-05
    days on market $3,900 Active 1373 DOM
13. 2026-06-02
    days on market $3,900 Active 1371 DOM
14. 2026-06-01
    days on market $3,900 Active 1370 DOM
15. 2026-05-31
    days on market $3,900 Active 1369 DOM
16. 2026-05-30
    days on market $3,900 Active 1368 DOM
17. 2021-10-23
    soldstatus $5,000 533-char remark

    Show marketing remark (533 chars)

    Come skiing during Christmas & enjoy this spacious 3 bed/3 bath Penthouse. Gold Point is located 3 ½ miles from town, & directly on the bus route & has stunning & breathtaking views of the entire Ten Mile Range. Each unit has one-car garage and washer/dryer. Each building has a hot tub room with mountain views. The townhomes were recently renovated including new kitchens and appliances. One king-size bed, one queen bed, two twin beds and 2 queen sleeper sofas, gas fireplace & private balcony.

18. 2021-03-22
    listed $7,500 533-char remark

    Show marketing remark (533 chars)

    Come skiing during Christmas & enjoy this spacious 3 bed/3 bath Penthouse. Gold Point is located 3 ½ miles from town, & directly on the bus route & has stunning & breathtaking views of the entire Ten Mile Range. Each unit has one-car garage and washer/dryer. Each building has a hot tub room with mountain views. The townhomes were recently renovated including new kitchens and appliances. One king-size bed, one queen bed, two twin beds and 2 queen sleeper sofas, gas fireplace & private balcony.

19. 2016-06-07
    listed $3,900 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 3/10 Moderate
• 🌡 Heat 1/10 Low 10 d/yr ≥67°F today · 27 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: $49,617
• − Mortgage interest: −$218
• − Property taxes: −$58
• − Insurance: −$20
• − Repairs & maintenance: −$3,969
• − Management: −$3,969
• − HOA: −$900
• − Depreciation: −$113
• Taxable income: $40,368
• Est. tax owed @ 24.0%: −$9,688
• After-tax cash flow: $28,286/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

• 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

+28.2% since first listed

3 events — show timeline

• 2021-10-23 Sold (MLS) $5,000 SAR
• 2021-03-22 Listed $7,500 SAR
• 2016-06-07 Listed $3,900 SAR