24 Sheol St #504 · Durango, CO 81301

$185,000

4 bd · 4.0 ba · 2,308 sqft · Timeshare · 165 Days on market

Built 2008 Est $162k · 15% over ↓ 23% since listing

---

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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

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, membership to Glacier Club, SW Colorado's premier golf course. Share owners' dues include almost 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

• PRIVATE DINING
• GAME ROOM
• FITNESS FACILITY
• HEATED OUTDOOR POOL
• MEMBERSHIP TO GLACIER CLUB

Property features AI

Finance

• HOA & community: Homeowners association (Purgatory Lodge Owners Association)

Exterior

• Parking: 2-car garage
• Home design: 2-story property
• Exterior features: Has view

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 4 full bathrooms
• Interior features: Furnished; Fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath timeshare listed at $185k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 10 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 $105k; list at $185k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.70%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $161,560
• 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 (+6%)	12mo	$171,000	$70	79

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $13,084
• Equity at exit: $27,584

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $66,526
• Equity at exit: $15,995

Cash invested: $51,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,476 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $678

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 68%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $185,000 Active 165 DOM
2. 2026-06-18
   days on market $185,000 Active 164 DOM
3. 2026-06-17
   days on market $185,000 Active 163 DOM
4. 2026-06-16
   days on market $185,000 Active 162 DOM
5. 2026-06-15
   days on market $185,000 Active 161 DOM
6. 2026-06-14
   days on market $185,000 Active 159 DOM
7. 2026-06-12
   days on market $185,000 Active 158 DOM
8. 2026-06-09
   days on market $185,000 Active 155 DOM
9. 2026-06-08
   days on market $185,000 Active 154 DOM
10. 2026-06-07
    days on market $185,000 Active 153 DOM
11. 2026-06-05
    days on market $185,000 Active 150 DOM
12. 2026-06-03
    days on market $185,000 Active 149 DOM
13. 2026-06-02
    days on market $185,000 Active 148 DOM
14. 2026-06-01
    days on market $185,000 Active 147 DOM
15. 2026-05-31
    days on market $185,000 Active 146 DOM
16. 2026-05-30
    days on market $185,000 Active 145 DOM
17. 2026-01-05
    listed $185,000 Active
18. 2026-01-01
    historical
19. 2025-11-01
    historical
20. 2025-07-08
    listed $185,000 Active
21. 2025-06-02
    listed $189,000 Active
22. 2021-05-14
    soldstatus $105,000
23. 2020-09-02
    listed $109,000
24. 2017-10-31
    soldstatus $115,000
25. 2017-09-01
    listed $165,000
26. 2016-11-21
    historical
27. 2016-07-05
    listed $165,000
28. 2016-05-21
    historical
29. 2015-11-21
    listed $167,500
30. 2015-11-17
    historical
31. 2015-02-04
    listed $169,900
32. 2013-03-15
    soldstatus $211,000
33. 2012-08-24
    historical
34. 2012-08-23
    listed $219,900
35. 2008-04-22
    listed $239,900

ⓘ 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: $29,717
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$5,382
• Taxable income: $5,518
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $6,810/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

-22.9% since first listed

19 events — show timeline

• 2026-01-05 Listed $185,000 cren
• 2026-01-01 Listing Removed — cren
• 2025-11-01 Listing Removed — cren
• 2025-07-08 Listed $185,000 cren
• 2025-06-02 Listed $189,000 cren
• 2021-05-14 Sold (MLS) $105,000 cren
• 2020-09-02 Listed $109,000 cren
• 2017-10-31 Sold (MLS) $115,000 cren
• 2017-09-01 Listed $165,000 cren
• 2016-11-21 Listing Removed — cren
• 2016-07-05 Listed $165,000 cren
• 2016-05-21 Listing Removed — cren
• 2015-11-21 Listed $167,500 cren
• 2015-11-17 Listing Removed — cren
• 2015-02-04 Listed $169,900 cren
• 2013-03-15 Sold (MLS) $211,000 cren
• 2012-08-24 Listing Removed — cren
• 2012-08-23 Listed $219,900 cren
• 2008-04-22 Listed $239,900 cren