1979 Ski Hill Rd Unit 1314AB · Breckenridge, CO 80424

$4,999

2 bd · 2.0 ba · 1,089 sqft · Timeshare · 1383 Days on market

Built 2007 $64/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

2 bed/2 bath, Summer Float Lockoff Odd Years at the Grand Lodge on Peak 7. BreckConnect Gondola will take you to the Summer fun park or to town for shopping and dining. The luxury condo is fully furnished with granite & stainless steel, gas fireplace & W/ D. The resort amenities include In/Outdoor Pools, Hot Tubs, Steam Room, Sauna, Day Spa, Concierge, Game Room, Grotto, Shuttle Service, Grilling Stations, Piano Lounge, Fitness Room, family game room & on site dining with an outdoor deck.

Key facts

• Pool
• Built 2007
• Listed 1382 days

Property features AI

Finance

• Other: Building features include elevators, on-site management and reception area; Located in Grand Lodge on Peak 7 (building name); Community features include clubhouse and pool; Directions: Ski Hill Road to the top, north side of Crystal Peak Lodge
• HOA & community: Has homeowners association; Annual association fee; Association amenities include fitness center; Association fee includes cable TV, electricity, gas, insurance, sewer, snow removal, trash and water

Exterior

• Parking: Basement parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone available; Water available; Sewer available
• Home design: Residential timeshare; Multi-family zoning
• Construction: Asphalt roof; Construction materials: Other / see remarks
• Exterior features: Deck; Has view; Community and private pool

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating
• Interior features: Furnished; Gas fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.
• Cap rate 524.3% 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: 614 active listings in the ZIP; high-income renter base; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $34 of loan paydown is wiped out by about $150 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 1383 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Recommended offer $4,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 1383 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: 57.14% ✓
• Cap rate: 524.34%
• Cash-on-cash: 1850.16%
• DSCR: 83.32
• 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: 98.68×
• Total profit: $136,722
• Equity at exit: $745

10-year hold

• IRR: —
• Equity multiple: 212.74×
• Total profit: $296,379
• Equity at exit: $432

Cash invested: $1,400 (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: 614
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,856 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$64
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $2,158

Break-even live

Break-even rent $125

Max offer price $4,999

Occupancy floor 19%

Sensitivity live

Price	-10% $2,162	-5% $2,160	+0% $2,158	+5% $2,156	+10% $2,155
Rent	-10% $1,932	-5% $2,045	+0% $2,158	+5% $2,271	+10% $2,384
Rate	-1.0pp $2,161	-0.5pp $2,159	base $2,158	+0.5pp $2,157	+1.0pp $2,155

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: gaspooldoorman

Listing history 18 events

1. 2026-06-19
   days on market $4,999 Active 1383 DOM
2. 2026-06-18
   days on market $4,999 Active 1382 DOM
3. 2026-06-17
   days on market $4,999 Active 1381 DOM
4. 2026-06-16
   days on market $4,999 Active 1380 DOM
5. 2026-06-15
   days on market $4,999 Active 1379 DOM
6. 2026-06-14
   days on market $4,999 Active 1377 DOM
7. 2026-06-12
   days on market $4,999 Active 1376 DOM
8. 2026-06-09
   days on market $4,999 Active 1373 DOM
9. 2026-06-08
   days on market $4,999 Active 1372 DOM
10. 2026-06-07
    days on market $4,999 Active 1371 DOM
11. 2026-06-05
    days on market $4,999 Active 1368 DOM
12. 2026-06-02
    days on market $4,999 Active 1366 DOM
13. 2026-06-01
    days on market $4,999 Active 1365 DOM
14. 2026-05-31
    days on market $4,999 Active 1364 DOM
15. 2026-05-30
    days on market $4,999 Active 1363 DOM
16. 2023-08-25
    status Active
17. 2023-08-20
    historical
18. 2019-08-19
    listed $4,999 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 7 d/yr ≥77°F today · 20 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: $34,278
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,742
• − Management: −$2,742
• − HOA: −$768
• − Depreciation: −$145
• Taxable income: $27,500
• Est. tax owed @ 24.0%: −$6,600
• After-tax cash flow: $19,297/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

3 events — show timeline

• 2023-08-25 Relisted — SAR
• 2023-08-20 Delisted — SAR
• 2019-08-19 Listed $4,999 SAR