500 Village Rd Unit 206 217 · Breckenridge, CO 80424

$7,000

3 bd · 2.0 ba · 1,342 sqft · SingleFamily · 103 Days on market

Built 1998 Est $9k · 25% under $212/mo HOA · 5% of rent

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 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

Even Year, Winter Floating and Floating Summer Float Weeks - 3 Bed/2 bath Annual 26,880 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 center, 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

Key facts

• Fitness center
• Hot tubs
• Gas fireplace

Tags

• WALKING DISTANCE TO THE SLOPES
• GAS FIREPLACE
• HOT TUBS
• HEATED POOL
• GAME ROOM
• FITNESS CENTER

Property features AI

Finance

• Other: Building name: Valdoro Mt. Lodge; Building features include elevators, on-site management, reception area, steam room; Subdivision: Valdoro Mountain Lodge Condo; Zoning: Multi-Family
• HOA & community: Has homeowners association; Association amenities include a fitness center; Annual association fee (annually) of $2,544 (approx. $212/month)

Exterior

• Parking: Underground parking
• Utilities: Public water; Public sewer; Septic tank; Electricity available; Natural gas available; Propane available; Phone available; Cable available and connected
• Home design: Residential timeshare
• Construction: Asphalt roof
• Exterior features: Deck; Has private pool; Community pool; Spa / hot tub; Has view; City lot; Near public transit; Paved road

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; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $7k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $7k).
• Recommended offer: $6k (9.0% below list) — sets the bar for market timing.
• Cap rate 496.6% 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.
• Zoned schools: Breckenridge Elementary School (math 30% / reading 64%, grade D, #246 of 966 statewide, top 26%, 200 students, 7% FRL); Summit Middle School (math 24% / reading 38%, grade F, #126 of 270 statewide, top 46%, 764 students, 38% FRL); Summit High School (math 37% / reading 62%, grade D, #115 of 381 statewide, top 34%, 1,132 students, 29% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 623 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 39% 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 $48 of loan paydown is wiped out by about $210 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($6k) is reasonable based on typical stale-listing flexibility.

Recommended offer $6,370 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
8. 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.
9. 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: 56.42% ✓
• Cap rate: 496.55%
• Cash-on-cash: 1750.93%
• DSCR: 78.91
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $9,394
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Village Rd #405	0.00mi	3/2.0	1,342 (0%)	3mo	$8,000	$6	97
500 Village Rd Unit 206 317	0.00mi	3/2.0	1,342 (0%)	4mo	$7,000	$5	97
500 Village Rd #318	0.00mi	3/2.0	1,342 (0%)	4mo	$10,000	$7	97
75 Snowflake Dr #5206	0.19mi	2/2.0 (-1)	1,150 (-14%)	6mo	$8,900	$8	58
75 Snowflake Dr #5209	0.19mi	2/2.0 (-1)	1,150 (-14%)	16mo	$8,000	$7	50

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: 93.45×
• Total profit: $181,201
• Equity at exit: $1,044

10-year hold

• IRR: —
• Equity multiple: 201.56×
• Total profit: $393,099
• Equity at exit: $605

Cash invested: $1,960 (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: 623
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,950 medium
• Mortgage (P&I): −$37
• Tax est. 1.5%: −$9 /mo · $105/yr
• Insurance: −$3
• HOA: −$212
• Vacancy / Maint / Mgmt: −$829
• Net cashflow: $2,860

Break-even live

Break-even rent $330

Max offer price $7,000

Occupancy floor 23%

Sensitivity live

Price	-10% $2,865	-5% $2,862	+0% $2,860	+5% $2,857	+10% $2,855
Rent	-10% $2,548	-5% $2,704	+0% $2,860	+5% $3,016	+10% $3,172
Rate	-1.0pp $2,863	-0.5pp $2,862	base $2,860	+0.5pp $2,858	+1.0pp $2,856

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: $1,750
• Closing costs: $210
• 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	4d	2	0.70mi

HOA detail

• Monthly dues: $212 · $2,544/yr
• Likely covers: gaspoolgymdoorman

Listing history 18 events

1. 2026-06-22
   days on market $7,000 Active 103 DOM
2. 2026-06-21
   days on market $7,000 Active 102 DOM
3. 2026-06-19
   days on market $7,000 Active 100 DOM
4. 2026-06-18
   days on market $7,000 Active 99 DOM
5. 2026-06-17
   days on market $7,000 Active 98 DOM
6. 2026-06-16
   days on market $7,000 Active 97 DOM
7. 2026-06-15
   days on market $7,000 Active 96 DOM
8. 2026-06-14
   days on market $7,000 Active 94 DOM
9. 2026-06-12
   days on market $7,000 Active 93 DOM
10. 2026-06-09
    days on market $7,000 Active 90 DOM
11. 2026-06-08
    days on market $7,000 Active 89 DOM
12. 2026-06-07
    days on market $7,000 Active 88 DOM
13. 2026-06-05
    days on market $7,000 Active 85 DOM
14. 2026-06-02
    days on market $7,000 Active 83 DOM
15. 2026-06-01
    days on market $7,000 Active 82 DOM
16. 2026-05-31
    days on market $7,000 Active 81 DOM
17. 2026-05-30
    days on market $7,000 Active 80 DOM
18. 2026-03-11
    listed $7,000 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 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: $47,396
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$35
• − Repairs & maintenance: −$3,792
• − Management: −$3,792
• − HOA: −$2,544
• − Depreciation: −$204
• Taxable income: $36,533
• Est. tax owed @ 24.0%: −$8,768
• After-tax cash flow: $25,550/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

1 event — show timeline

• 2026-03-11 Listed $7,000 SAR