222 Qtr 3 Grand Summit Way Unit 222, Qtr 3 · Dover, VT 05356

$20,000

1 bd · 1.0 ba · 673 sqft · Condo · 323 Days on market

Built 1998 $519/mo HOA · 52% of rent ↓ 20% since listing

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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 +7.5/15.0
• Appreciation +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Trailside! Use it, Rent it, Trade it! Does 13 weeks of vacation a year sound nice? Own this deeded quartershare property for 1 week every 28 days, on a rotating basis. This valley side 1 bedroom, 1 full bath unit has sleeping space for 6, plus a balcony off the bedroom with a valley view. Open concept kitchen/dining room, and a large living room with a queen sleeper sofa, and a queen murphy bed. There is a king-size bed in the private bedroom. Benefits of Grand Summit ownership include the best ski-in/out mountain location available. Use of the Grand Summit amenities all year-round, including valet parking, owner's private lounge, library, and deck, full-service gym with sauna, steam room,

Key facts

• Valet parking
• Full service gym
• Open concept kitchen

Tags

• OPEN CONCEPT KITCHEN
• SKI IN OUT MOUNTAIN LOCATION
• GRAND SUMMIT AMENITIES
• VALET PARKING
• OWNER'S PRIVATE LOUNGE
• FULL SERVICE GYM

Property features AI

Finance

• Other: Part of a resort community; Directions: Route 100 in West Dover to main entrance of Mount Snow; follow signs to Grand Summit Hotel
• Financial info: Timeshare/fractional ownership (25%)
• HOA & community: Condo association (Grand Summit) with condo fees; Quarterly condo fee; Association amenities: building maintenance, common acreage, coin laundry, exercise facility, hot tub, landscaping, locker rooms, playground, heated in-ground pool, sauna, snow removal, trash removal

Exterior

• Parking: Association-managed paved road frontage
• Utilities: Public water; Community sewer; 200 amp electric service; High-speed internet available at site; Other utilities
• Home design: Hotel-style property; Existing construction; Red exterior color; Unit 222, Quarter 3; Shingle roof
• Construction: Clapboard exterior and other materials; Built in 1998; Surveyed
• Exterior features: Ski area and ski trailside access; Views; Adjoins state/national forest; Near golf course; Near skiing; Common/shared paved driveway; Common acreage (8 acres)

Interior

• Kitchen: Electric cooktop; Electric range/stove; Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Wall heating units; Wall AC units
• Interior features: Two total rooms; Carpet and tile flooring
• Laundry & utility: Coin laundry available in the building

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $20k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 101 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $592 of equity ($138 loan paydown + $454 appreciation (2.3% local appreciation)).
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.95% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.76%
• DSCR: 2.19
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.77×
• Total profit: $9,935
• Equity at exit: $8,181

10-year hold

• IRR: 33.8%
• Equity multiple: 5.58×
• Total profit: $25,658
• Equity at exit: $12,009

Cash invested: $5,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 05356

• Home prices YoY: 1.2%
• Active inventory: 101
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$519
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $125

Break-even live

Break-even rent $832

Max offer price $20,000

Occupancy floor 82%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $519 · $6,228/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $20,000 Active 323 DOM
2. 2026-06-17
   days on market $20,000 Active 322 DOM
3. 2026-06-16
   days on market $20,000 Active 321 DOM
4. 2026-06-15
   days on market $20,000 Active 320 DOM
5. 2026-06-14
   days on market $20,000 Active 318 DOM
6. 2026-06-10
   days on market $20,000 Active 315 DOM
7. 2026-06-09
   days on market $20,000 Active 314 DOM
8. 2026-06-08
   days on market $20,000 Active 313 DOM
9. 2026-06-07
   days on market $20,000 Active 312 DOM
10. 2026-06-05
    days on market $20,000 Active 309 DOM
11. 2026-06-03
    days on market $20,000 Active 308 DOM
12. 2026-06-02
    days on market $20,000 Active 307 DOM
13. 2026-06-01
    days on market $20,000 Active 306 DOM
14. 2026-05-31
    days on market $20,000 Active 305 DOM
15. 2026-05-31
    days on market $20,000 Active 304 DOM
16. 2026-02-19
    price $20,000
17. 2025-07-31
    listed $25,000 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

• 🌡 Heat 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,880
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$950
• − Management: −$950
• − HOA: −$6,228
• − Depreciation: −$582
• Taxable income: $1,649
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $1,103/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)

No district data.

Livability — Dover

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 581

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Scotch-Irish 6% Scandinavian 5%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 3% Russian/Polish/Slavic 3%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.27%
• Current HPI: 183.2077
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.0% since first listed

2 events — show timeline

• 2026-02-19 Price Changed $20,000 PrimeMLS
• 2025-07-31 Listed $25,000 PrimeMLS