21 Deborah Ln Unit Share B · Silverthorne, CO 80498

$260,000

3 bd · 4.0 ba · 1,771 sqft · Townhouse · 20 Days on market

Built 1997 Good condition 1,306 sqft lot $525/mo HOA · 14% 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 +26.0/30.0
• 1% rule +9.5/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the ultimate mountain lifestyle with this affordable 1/4 share ownership opportunity, perfectly situated for year-round outdoor adventure. This exceptional property boasts breathtaking, fantastic mountain views that you can enjoy from two private outdoor decks or while relaxing near the beautifully landscaped garden at the front entrance. Outdoor enthusiasts will love having the premier Salt Lick Trails located right out the back door for immediate hiking and biking, while skiers will appreciate being centrally located to multiple world-class ski resorts. Getting around is effortless with a position right on the free local bus line, and popular outlet shopping is just minutes away. The property features a convenient one-car garage for secure vehicle and gear storage, plus excellent high-value upgrades including newly installed, energy-efficient Marvin windows and new exterior siding coming up very soon. This is a rare chance to own a pristine, low-maintenance piece of paradise close to everything the mountains have to offer.

Key facts

• One-car garage
• Landscaped garden
• Free local bus line

Tags

• MOUNTAIN VIEWS
• PRIVATE OUTDOOR DECKS
• LANDSCAPED GARDEN
• WORLD-CLASS SKI RESORTS
• FREE LOCAL BUS LINE
• ONE-CAR GARAGE

Property features AI

Finance

• Other: Zoning: CPUD
• Financial info: Not applicable
• HOA & community: Forest Park HOA (professionally managed); Monthly HOA fee of $525 (annual $6,300); HOA covers cable TV, reserves, insurance, internet, grounds and structure maintenance, recycling, road maintenance, snow removal, and trash; Association provides parking

Exterior

• Parking: 2 parking spaces total (1 attached garage space, 1 off-street space); Concrete parking surface
• Security: Security system; Smoke detectors
• Utilities: Cable available; Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Residential townhouse; Tri-level; Updated/remodeled condition; Exterior access entry; Faces south; 2+ common walls; Live/work use permitted; Individually owned
• Construction: Concrete, frame, and wood siding construction; Metal roof
• Exterior features: Garden; Exterior lighting; Front porch; Patio; Walk-out basement access; Borders public land; Fire mitigation; Mountainous setting; Near public transit; Near ski area; Paved public road frontage (year-round); Public maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Granite counters; Eat-in kitchen
• Bedrooms: 3 bedrooms total (1 upper level, 2 lower level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 4 bathrooms total (3 full, 1 half; 1 upper level, 1 main level, 2 lower level)
• Heating & cooling: Forced air heating
• Interior features: Built-in features; Eat-in kitchen; Entrance foyer; Granite counters; High ceilings; High speed internet; Primary suite; Smoke-free; Vaulted ceilings; Walk-in closets; Security system; Smoke detectors
• Laundry & utility: In-unit laundry; Laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath townhouse listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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+, 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.
• Zoned schools: Silverthorne Elementary School (math 5% / reading 12%, grade F, #922 of 966 statewide, top 97%, 342 students, 54% 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).
• Market conditions: Rents flat; 308 active listings in the ZIP; solid renter incomes; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 43% 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $256,100 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $974,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Cydney Ln Unit D	0.08mi	3/—	1,755 (-1%)	6mo	$995,000	$567	90
61 Cydney Ln Unit A	0.05mi	3/4.0	1,771 (0%)	11mo	$1,095,000	$618	89
81 Cydney Ln Unit A	0.03mi	3/4.0	1,755 (-1%)	11mo	$995,000	$567	88
81 Cydney Ln Unit 81A	0.03mi	3/3.5	1,755 (-1%)	11mo	$995,000	$567	86
77 Spyglass Ln #77	0.10mi	3/3.0	1,532 (-14%)	1mo	$785,000	$512	68
54 Twenty Grand Ct	0.48mi	3/4.0	1,893 (+7%)	8mo	$925,000	$489	59
301 Cutty Sark Ct	0.38mi	3/3.0	1,856 (+5%)	15mo	$1,020,000	$550	58
411 Saddle Ridge Dr	0.46mi	3/3.0	1,968 (+11%)	10mo	$998,000	$507	48
411 Saddle Ridge Dr #411	0.46mi	3/3.0	1,968 (+11%)	10mo	$998,000	$507	48
307 Saddle Ridge Dr #307	0.45mi	3/3.0	1,968 (+11%)	11mo	$960,000	$488	48
6736 Ryan Gulch Rd #6736	0.70mi	3/2.5	1,791 (+1%)	17mo	$796,000	$444	45
80 Wildernest Ct Unit 80A	0.45mi	4/3.0 (+1)	1,990 (+12%)	19mo	$1,230,000	$618	33

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-8,191
• Equity at exit: $38,767

10-year hold

• IRR: 3.6%
• Equity multiple: 1.23×
• Total profit: $16,837
• Equity at exit: $22,480

Cash invested: $72,800 (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 80498

• Rents YoY: 0.9%
• Active inventory: 308
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,762 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$525
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $650

Break-even live

Break-even rent $2,939

Max offer price $260,000

Occupancy floor 78%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 15 events

1. 2026-06-19
   days on market $260,000 Active 20 DOM
2. 2026-06-18
   days on market $260,000 Active 19 DOM
3. 2026-06-17
   days on market $260,000 Active 18 DOM
4. 2026-06-16
   days on market $260,000 Active 17 DOM
5. 2026-06-15
   days on market $260,000 Active 16 DOM
6. 2026-06-14
   days on market $260,000 Active 14 DOM
7. 2026-06-12
   days on market $260,000 Active 13 DOM
8. 2026-06-09
   days on market $260,000 Active 10 DOM
9. 2026-06-08
   days on market $260,000 Active 9 DOM
10. 2026-06-07
    days on market $260,000 Active 8 DOM
11. 2026-06-05
    days on market $260,000 Active 5 DOM
12. 2026-06-02
    days on market $260,000 Active 3 DOM
13. 2026-06-01
    days on market $260,000 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $260,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 10 d/yr ≥78°F today · 26 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: $45,146
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,612
• − Management: −$3,612
• − HOA: −$6,300
• − Depreciation: −$7,564
• Taxable income: $4,295
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $6,773/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained, modern 1/4 share condo offers a prime location with stunning mountain views and is ready for immediate occupancy.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Both furniture — adds comfort and style to living spaces
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both furniture — adds comfort and style to living spaces ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-05-30 Listed $260,000 IRES
• 2026-05-30 Listed $260,000 REColorado as Distributed by MLS Grid