24 Sheol St · Durango, CO 81301

$190,000

4 bd · 4.0 ba · 2,322 sqft · Timeshare · 32 Days on market

Built 2008 Est $163k · 17% over

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A wonderful opportunity to have VIP access to all Purgatory has to offer. This Penthouse share is a perfect way to spend time in the mountains with friends and family! Included with the penthouse suite, 8 ski or summer passes, private dining, game room, fitness facility and heated outdoor pool. If you are a golfer, enjoy free rounds of golf at the Glacier Club, SW Colorado's premier golf course. Share owners dues include nearly everything you can think of; phone, internet, cable, natural gas, water, sewer, trash service, insurance, exterior maintenance, and snow removal. Regardless of when you visit, you will have a blast enjoying everything Purgatory Resort and the San Juan Mountains have to offer!

Key facts

• Fitness facility
• Private dining
• Heated outdoor pool

Tags

• 8 SKI OR SUMMER PASSES
• PRIVATE DINING
• GAME ROOM
• FITNESS FACILITY
• HEATED OUTDOOR POOL
• FREE ROUNDS OF GOLF

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Part of Purgatory Lodge Owners Association

Exterior

• Parking: Two-car garage
• Home design: Two-story residence
• Exterior features: Property has a view; Elevation approximately 8,800 ft; Association-maintained spa

Interior

• Bathrooms: 3 full bathrooms; 1 three-quarter bathroom
• Interior features: Furnished; Main level primary bedroom

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath timeshare listed at $190k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 1.1% in Durango — 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 68/100 on livability (#106 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A-, schools B+, employment B+; Watch: commute F, cost of living F.
• Durango School District No. 9-R (town): math 27% / reading 49% proficiency, ranked #30 of 86 in CO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 580 active listings in the ZIP; solid renter incomes; 306 units permitted in La Plata County in 2024 (93 in 5+ unit buildings).
• This rent runs 35% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• La Plata County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 18y 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.
• Current owner paid $131k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $162,540
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Sheol St Unit 508-31	0.03mi	4/4.0	2,444 (+5%)	12mo	$171,000	$70	80

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $10,326
• Equity at exit: $28,330

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $61,617
• Equity at exit: $16,428

Cash invested: $53,200 (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 81301

• Rents YoY: 2.9%
• Active inventory: 580
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $647

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 69%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-19
   days on market $190,000 Active 32 DOM
2. 2026-06-18
   days on market $190,000 Active 31 DOM
3. 2026-06-17
   days on market $190,000 Active 30 DOM
4. 2026-06-16
   days on market $190,000 Active 29 DOM
5. 2026-06-15
   days on market $190,000 Active 28 DOM
6. 2026-06-14
   days on market $190,000 Active 26 DOM
7. 2026-06-12
   days on market $190,000 Active 25 DOM
8. 2026-06-09
   days on market $190,000 Active 22 DOM
9. 2026-06-08
   days on market $190,000 Active 21 DOM
10. 2026-06-07
    days on market $190,000 Active 20 DOM
11. 2026-06-05
    days on market $190,000 Active 17 DOM
12. 2026-06-03
    days on market $190,000 Active 16 DOM
13. 2026-06-02
    days on market $190,000 Active 15 DOM
14. 2026-06-01
    days on market $190,000 Active 14 DOM
15. 2026-05-31
    days on market $190,000 Active 13 DOM
16. 2026-05-30
    days on market $190,000 Active 12 DOM
17. 2026-05-18
    listed $190,000 Active
18. 2021-11-15
    soldstatus $131,000 708-char remark

    Show marketing remark (708 chars)

    A wonderful opportunity to have VIP access to all Purgatory has to offer. This Penthouse share is a perfect way to spend time in the mountains with friends and family! Included with the penthouse suite, 8 ski or summer passes, private dining, game room, fitness facility and heated outdoor pool. If you are a golfer, enjoy free rounds of golf at the Glacier Club, SW Colorado's premier golf course. Share owners dues include nearly everything you can think of; phone, internet, cable, natural gas, water, sewer, trash service, insurance, exterior maintenance, and snow removal. Regardless of when you visit, you will have a blast enjoying everything Purgatory Resort and the San Juan Mountains have to offer!

19. 2021-07-20
    listed $109,900 708-char remark

    Show marketing remark (708 chars)

    A wonderful opportunity to have VIP access to all Purgatory has to offer. This Penthouse share is a perfect way to spend time in the mountains with friends and family! Included with the penthouse suite, 8 ski or summer passes, private dining, game room, fitness facility and heated outdoor pool. If you are a golfer, enjoy free rounds of golf at the Glacier Club, SW Colorado's premier golf course. Share owners dues include nearly everything you can think of; phone, internet, cable, natural gas, water, sewer, trash service, insurance, exterior maintenance, and snow removal. Regardless of when you visit, you will have a blast enjoying everything Purgatory Resort and the San Juan Mountains have to offer!

20. 2020-11-09
    soldstatus $48,000 595-char remark

    Show marketing remark (595 chars)

    This 1/8th interest gives the owner 6-7 weeks each year on a rotating basis of one week every other month. True ski-in/ski-out convenience and location! Spacious, updated, and right at the base of the slopes! Heated parking garage and private ski locker use while in residence. Purgatory Lodge owners have use of all DMMA facilities and benefits including pool, hot tub, spa, fitness center, game room, tennis courts, and private owner's lounge. A great first time approach to resort ownership, allowing owners to rent time they will not use or trade with membership in the Registry Collection.

21. 2020-08-07
    listed $49,950 595-char remark

    Show marketing remark (595 chars)

    This 1/8th interest gives the owner 6-7 weeks each year on a rotating basis of one week every other month. True ski-in/ski-out convenience and location! Spacious, updated, and right at the base of the slopes! Heated parking garage and private ski locker use while in residence. Purgatory Lodge owners have use of all DMMA facilities and benefits including pool, hot tub, spa, fitness center, game room, tennis courts, and private owner's lounge. A great first time approach to resort ownership, allowing owners to rent time they will not use or trade with membership in the Registry Collection.

22. 2020-02-06
    soldstatus $118,000
23. 2020-02-06
    soldstatus
24. 2019-10-30
    listed $128,900
25. 2019-10-30
    listed $128,900
26. 2017-06-07
    historical
27. 2016-12-09
    listed $165,000
28. 2016-09-14
    soldstatus $120,000
29. 2016-05-31
    listed $167,500
30. 2016-02-12
    soldstatus $77,000
31. 2016-02-12
    listed $79,950
32. 2015-11-10
    soldstatus $125,000
33. 2015-10-09
    listed $160,000
34. 2015-01-06
    soldstatus $75,000
35. 2014-11-26
    soldstatus $61,950
36. 2014-10-11
    historical
37. 2014-10-08
    listed $64,900
38. 2014-09-30
    listed $79,950
39. 2014-08-26
    historical
40. 2012-10-23
    soldstatus $76,000
41. 2012-08-24
    soldstatus $95,950
42. 2012-03-01
    historical
43. 2012-03-01
    historical
44. 2008-04-24
    listed $95,950
45. 2008-04-24
    listed $109,950
46. 2008-04-24
    listed $79,950
47. 2008-04-24
    listed $95,950
48. 2008-04-24
    listed $89,950
49. 2008-04-24
    listed $219,900

ⓘ 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 8 d/yr ≥80°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,777
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$5,527
• Taxable income: $5,043
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $6,557/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: Durango School District No. 9-R
• NCES district ID: 0803480
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $58,711
• Composite: 33.58/100
• National rank: #5420
• State rank: #30 of 86 in CO

Livability — Durango

• Score: 68/100
• State rank: #106
• US rank: #9262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: La Plata County · 40,010 people
• City population: 29,774
• Metro: Durango, CO
• Population (ZIP): 29,774
• Household income: $83,943
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1194.0

Population outlook (La Plata County) Hauer SSP2

• Today (2025): 62,781 people
• By 2030: 66,492 · +5.9%
• By 2040: 72,944 · +16.2%
• By 2050: 78,543 · +25.1%
• By 2075: 89,403 · +42.4%
• By 2100: 94,984 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 7% Native American 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · La Plata

• 2024 margin: D (+18.6) · D 58.0% · R 39.3% · Other 2.8%
• 2008→2024 swing: +2.4pp toward D · 2008: 16.3pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+17.7 2016: D+9.2 2012: D+8.8 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -651.69%
• Current HPI: 223.832
• Rent YoY: ▲ 2.94%
• Metro: Durango, 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

+98.0% since first listed

33 events — show timeline

• 2026-05-18 Listed $190,000 cren
• 2021-11-15 Sold (MLS) $131,000 cren
• 2021-07-20 Listed $109,900 cren
• 2020-11-09 Sold (MLS) $48,000 cren
• 2020-08-07 Listed $49,950 cren
• 2020-02-06 Sold (MLS) — MRMLS
• 2020-02-06 Sold (MLS) $118,000 cren
• 2019-10-30 Listed $128,900 MRMLS
• 2019-10-30 Listed $128,900 cren
• 2017-06-07 Listing Removed — cren
• 2016-12-09 Listed $165,000 cren
• 2016-09-14 Sold (MLS) $120,000 cren
• 2016-05-31 Listed $167,500 cren
• 2016-02-12 Listed $79,950 cren
• 2016-02-12 Sold (MLS) $77,000 cren
• 2015-11-10 Sold (MLS) $125,000 cren
• 2015-10-09 Listed $160,000 cren
• 2015-01-06 Sold (MLS) $75,000 cren
• 2014-11-26 Sold (MLS) $61,950 cren
• 2014-10-11 Listing Removed — cren
• 2014-10-08 Listed $64,900 cren
• 2014-09-30 Listed $79,950 cren
• 2014-08-26 Listing Removed — cren
• 2012-10-23 Sold (MLS) $76,000 cren
• 2012-08-24 Sold (MLS) $95,950 cren
• 2012-03-01 Listing Removed — cren
• 2012-03-01 Listing Removed — cren
• 2008-04-24 Listed $219,900 cren
• 2008-04-24 Listed $89,950 cren
• 2008-04-24 Listed $95,950 cren
• 2008-04-24 Listed $79,950 cren
• 2008-04-24 Listed $109,950 cren
• 2008-04-24 Listed $95,950 cren