91300 Ryan Gulch Road Rd #91311 · Silverthorne, CO 80498

$145,000

2 bd · 2.0 ba · 888 sqft · Condo public records · 52 Days on market

Built 1981 $250/mo HOA · 9% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spend Christmas in the mountains. This is your chance to try out in the mountains without the commitment of full ownership! See supplements - this Owner has CHRISTMAS WEEK in 2025! Wake up every day to sweeping, floor-to-ceiling mountain views in this spacious 2-bedroom, 2-bath retreat. Perfectly perched at the base of iconic Buffalo Mountain, this home offers the ultimate launch point for Summit County adventure with some of the area’s most popular trailheads literally steps from your door. Centrally located – it’s so easy to ski at Breck, Copper, Keystone and A-basin all just a short drive away. Inside, the great room area is framed by dramatic windows that flood the space with natural light and stunning alpine vistas. Cozy up by the wood-burning fireplace after a day on the slopes or nearby trails, or unwind on your private deck as you admire the alpenglow settling over the peaks. Bedrooms and baths are both spacious with plenty of storage and forested views. And, after a day of adventure, enjoy one of the best clubhouses in the area, with pool, hot tubs, work out room, common area, sauna, tennis courts and more! This 1/4 deeded ownership, gives you the freedom to experience serene mountain living without the full-time commitment. Just arrive with your personal gear—everything else is ready and waiting. With 1 week each month (13 wks annually), this mountain hideaway delivers effortless ownership, unforgettable experiences and scenery, and instant access to nature—welcome home.

Key facts

• Private deck
• Hot tubs
• Mountain views

Tags

• MOUNTAIN VIEWS
• FLOOR TO CEILING WINDOWS
• WOOD BURNING FIREPLACE
• PRIVATE DECK
• CLUBHOUSE WITH POOL
• HOT TUBS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $3,000 (approx. $250/month); Association amenities include tennis courts; Community features include clubhouse, pool, racquetball

Exterior

• Parking: Parking pad
• Utilities: Public water; Electricity available; Sewer available; Phone available; Cable available and connected
• Home design: Residential timeshare; Multi-family zoning
• Construction: Asphalt roof
• Exterior features: Barbecue; Deck; Community pool; Tennis courts; Has a view; Satellite dish

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Furnished; See remarks; Wood-burning fireplace
• Laundry & utility: Laundry room with common area access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 1.1% in Silverthorne — 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 73/100 on livability (#51 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities D+, schools F, cost of living 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: Rents flat; 314 active listings in the ZIP; solid renter incomes; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 33% of the median local income ($106k/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 $4k 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 + 0.9% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.99% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.65%
• DSCR: 2.36
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.88% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 1.90×
• Total profit: $36,715
• Equity at exit: $21,620

10-year hold

• IRR: 29.2%
• Equity multiple: 3.32×
• Total profit: $94,089
• Equity at exit: $12,537

Cash invested: $40,600 (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 80498

• Rents YoY: 0.9%
• Active inventory: 314
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,886 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$60
• HOA: −$250
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $1,037

Break-even live

Break-even rent $1,573

Max offer price $145,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,119	-5% $1,078	+0% $1,037	+5% $996	+10% $955
Rent	-10% $809	-5% $923	+0% $1,037	+5% $1,151	+10% $1,265
Rate	-1.0pp $1,110	-0.5pp $1,074	base $1,037	+0.5pp $999	+1.0pp $961

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $145,000 Active 52 DOM
2. 2026-06-19
   days on market $145,000 Active 50 DOM
3. 2026-06-18
   days on market $145,000 Active 49 DOM
4. 2026-06-17
   days on market $145,000 Active 48 DOM
5. 2026-06-16
   days on market $145,000 Active 47 DOM
6. 2026-06-15
   days on market $145,000 Active 46 DOM
7. 2026-06-14
   days on market $145,000 Active 44 DOM
8. 2026-06-12
   days on market $145,000 Active 43 DOM
9. 2026-06-09
   days on market $145,000 Active 40 DOM
10. 2026-06-08
    days on market $145,000 Active 39 DOM
11. 2026-06-07
    days on market $145,000 Active 38 DOM
12. 2026-06-05
    days on market $145,000 Active 35 DOM
13. 2026-06-02
    days on market $145,000 Active 33 DOM
14. 2026-06-01
    days on market $145,000 Active 32 DOM
15. 2026-05-31
    days on market $145,000 Active 31 DOM
16. 2026-05-30
    days on market $145,000 Active 30 DOM
17. 2026-05-04
    soldstatus $137,000
18. 2026-05-01
    soldstatus $137,000 Closed 1539-char remark

    Show marketing remark (1539 chars)

    Spend Christmas in the mountains. This is your chance to try out in the mountains without the commitment of full ownership! See supplements - this Owner has CHRISTMAS WEEK in 2025! Wake up every day to sweeping, floor-to-ceiling mountain views in this spacious 2-bedroom, 2-bath retreat. Perfectly perched at the base of iconic Buffalo Mountain, this home offers the ultimate launch point for Summit County adventure with some of the area’s most popular trailheads literally steps from your door. Centrally located – it’s so easy to ski at Breck, Copper, Keystone and A-basin all just a short drive away. Inside, the great room area is framed by dramatic windows that flood the space with natural light and stunning alpine vistas. Cozy up by the wood-burning fireplace after a day on the slopes or nearby trails, or unwind on your private deck as you admire the alpenglow settling over the peaks. Bedrooms and baths are both spacious with plenty of storage and forested views. And, after a day of adventure, enjoy one of the best clubhouses in the area, with pool, hot tubs, work out room, common area, sauna, tennis courts and more! This 1/4 deeded ownership, gives you the freedom to experience serene mountain living without the full-time commitment. Just arrive with your personal gear—everything else is ready and waiting. With 1 week each month (13 wks annually), this mountain hideaway delivers effortless ownership, unforgettable experiences and scenery, and instant access to nature—welcome home.

19. 2026-04-30
    listed $145,000 Active
20. 2026-03-23
    status Pending 1539-char remark

    Show marketing remark (1539 chars)

    Spend Christmas in the mountains. This is your chance to try out in the mountains without the commitment of full ownership! See supplements - this Owner has CHRISTMAS WEEK in 2025! Wake up every day to sweeping, floor-to-ceiling mountain views in this spacious 2-bedroom, 2-bath retreat. Perfectly perched at the base of iconic Buffalo Mountain, this home offers the ultimate launch point for Summit County adventure with some of the area’s most popular trailheads literally steps from your door. Centrally located – it’s so easy to ski at Breck, Copper, Keystone and A-basin all just a short drive away. Inside, the great room area is framed by dramatic windows that flood the space with natural light and stunning alpine vistas. Cozy up by the wood-burning fireplace after a day on the slopes or nearby trails, or unwind on your private deck as you admire the alpenglow settling over the peaks. Bedrooms and baths are both spacious with plenty of storage and forested views. And, after a day of adventure, enjoy one of the best clubhouses in the area, with pool, hot tubs, work out room, common area, sauna, tennis courts and more! This 1/4 deeded ownership, gives you the freedom to experience serene mountain living without the full-time commitment. Just arrive with your personal gear—everything else is ready and waiting. With 1 week each month (13 wks annually), this mountain hideaway delivers effortless ownership, unforgettable experiences and scenery, and instant access to nature—welcome home.

21. 2025-11-21
    listed $144,000 Active 1539-char remark

    Show marketing remark (1539 chars)

    Spend Christmas in the mountains. This is your chance to try out in the mountains without the commitment of full ownership! See supplements - this Owner has CHRISTMAS WEEK in 2025! Wake up every day to sweeping, floor-to-ceiling mountain views in this spacious 2-bedroom, 2-bath retreat. Perfectly perched at the base of iconic Buffalo Mountain, this home offers the ultimate launch point for Summit County adventure with some of the area’s most popular trailheads literally steps from your door. Centrally located – it’s so easy to ski at Breck, Copper, Keystone and A-basin all just a short drive away. Inside, the great room area is framed by dramatic windows that flood the space with natural light and stunning alpine vistas. Cozy up by the wood-burning fireplace after a day on the slopes or nearby trails, or unwind on your private deck as you admire the alpenglow settling over the peaks. Bedrooms and baths are both spacious with plenty of storage and forested views. And, after a day of adventure, enjoy one of the best clubhouses in the area, with pool, hot tubs, work out room, common area, sauna, tennis courts and more! This 1/4 deeded ownership, gives you the freedom to experience serene mountain living without the full-time commitment. Just arrive with your personal gear—everything else is ready and waiting. With 1 week each month (13 wks annually), this mountain hideaway delivers effortless ownership, unforgettable experiences and scenery, and instant access to nature—welcome home.

22. 2020-12-23
    soldstatus $63,700
23. 2020-12-16
    soldstatus $63,700 373-char remark

    Show marketing remark (373 chars)

    This is your chance to get your feet wet living in the mountains without the commitment of full ownership! Admire how majestic Buffalo Mountain is from your deck and smile as you walk by all the people looking for parking spots at the popular trailhead since that is right out your door. High alpine views, wood burning fire, just show up with your personal gear and enjoy~

24. 2020-10-04
    listed $64,900 373-char remark

    Show marketing remark (373 chars)

    This is your chance to get your feet wet living in the mountains without the commitment of full ownership! Admire how majestic Buffalo Mountain is from your deck and smile as you walk by all the people looking for parking spots at the popular trailhead since that is right out your door. High alpine views, wood burning fire, just show up with your personal gear and enjoy~

25. 2020-07-14
    soldstatus $60,000
26. 2014-07-11
    soldstatus $50,750
27. 2014-07-09
    soldstatus $50,750
28. 2014-06-27
    historical
29. 2014-06-06
    listed $52,500
30. 2014-04-30
    listed $52,500
31. 2011-08-17
    soldstatus $62,500
32. 2007-02-26
    soldstatus $69,300
33. 2005-12-06
    soldstatus $61,000
34. 2004-12-01
    soldstatus $59,000
35. 1999-08-06
    soldstatus $45,000
36. 1998-12-10
    soldstatus $20,000
37. 1997-09-24
    soldstatus $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $2,065 · $172/mo
• Projected year-2 tax: $2,065 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 10 d/yr ≥78°F today · 28 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,632
• − Mortgage interest: −$8,122
• − Property taxes: −$2,065
• − Insurance: −$725
• − Repairs & maintenance: −$2,771
• − Management: −$2,771
• − HOA: −$3,000
• − Depreciation: −$4,218
• Taxable income: $10,960
• Est. tax owed @ 24.0%: −$2,630
• After-tax cash flow: $9,814/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 — Silverthorne

• Score: 73/100
• State rank: #51
• US rank: #5256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Summit County · 31,352 people
• City population: 8,881
• Metro: Breckenridge, CO
• Population (ZIP): 8,881
• Household income: $105,897
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 228.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 22% Two or more races 17%
• Hispanic origin (detail): Mexican 14% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 2% Scottish 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 11% Other Indo-European 1%

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: ▼ -210.79%
• Current HPI: 332.0375
• Rent YoY: ▲ 0.88%
• 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

+242.5% since first listed

21 events — show timeline

• 2026-05-04 Sold (Public Records) $137,000 Public Records
• 2026-05-01 Sold (MLS) $137,000 SAR
• 2026-04-30 Listed $145,000 SAR
• 2026-03-23 Pending — SAR
• 2025-11-21 Listed $144,000 SAR
• 2020-12-23 Sold (Public Records) $63,700 Public Records
• 2020-12-16 Sold (MLS) $63,700 SAR
• 2020-10-04 Listed $64,900 SAR
• 2020-07-14 Sold (Public Records) $60,000 Public Records
• 2014-07-11 Sold (Public Records) $50,750 Public Records
• 2014-07-09 Sold (MLS) $50,750 SAR
• 2014-06-27 Listing Removed — REColorado as Distributed by MLS Grid
• 2014-06-06 Listed $52,500 REColorado as Distributed by MLS Grid
• 2014-04-30 Listed $52,500 SAR
• 2011-08-17 Sold (Public Records) $62,500 Public Records
• 2007-02-26 Sold (Public Records) $69,300 Public Records
• 2005-12-06 Sold (Public Records) $61,000 Public Records
• 2004-12-01 Sold (Public Records) $59,000 Public Records
• 1999-08-06 Sold (Public Records) $45,000 Public Records
• 1998-12-10 Sold (Public Records) $20,000 Public Records
• 1997-09-24 Sold (Public Records) $40,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,065 · -10.0% YoY. Source: county tax records.