600 S Main St Unit 4205L · Breckenridge, CO 80424

$15,000

3 bd · 3.0 ba · 1,545 sqft · Timeshare · 408 Days on market

Built 2000 0.95 ac lot $546/mo HOA · 13% 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

Experience the ultimate mountain getaway with this exceptional fractional ownership opportunity for Week 8 in a beautifully appointed 2 bedroom plus studio lock off at The Residences at Main Street Station, a Hyatt Vacation Club property. Ownership of a 1/20th share provides 17 days each year, including a prime winter Week 8 stay, 7 summer float days, and 3 additional float days to enjoy Breckenridge in the quieter spring and fall seasons. Designed for both comfort and flexibility, this residence offers the rare advantage of a lock off configuration. The seller is open to separating the 2 bedroom and studio, creating options for personal use. Located in the heart of Breckenridge’s his

Key facts

• Outdoor heated pool
• Breathtaking views
• Close to nightlife

Tags

• OUTDOOR HEATED POOL
• BREATHTAKING VIEWS
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO NIGHTLIFE

Property features AI

Finance

• Other: Located in a planned unit development
• HOA & community: Homeowners association; Annual association fee ($6,556) — approximately $546.33 per month; Association amenities include a fitness center; Community features include a pool; Building amenities include conference room, elevators, on-site management, reception area, screening room, and Wi-Fi

Exterior

• Parking: Assigned parking; Underground parking; Garage (has garage)
• Utilities: Public water; Cable available
• Home design: Residential timeshare
• Construction: Concrete construction; Steel siding; Asphalt roof
• Exterior features: Community pool; Storage; City lot; Paved road access; Has view

Interior

• Kitchen: Electric cooktop; Electric range; Dishwasher; Garbage disposal; Microwave
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Radiant heating
• Interior features: Eat-in kitchen; Furnished; Gas fireplace
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $15k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 219.8% 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; 1 comparable units currently listed for rent nearby; high-income renter base; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 42% of the median local income ($121k/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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 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: 28.00% ✓
• Cap rate: 219.78%
• Cash-on-cash: 762.46%
• DSCR: 34.93
• GRM: 0.3

CMA / ARV

• ARV (on-the-fly): $9,270
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 S Main St #4205L/week 1	0.00mi	3/3.0	1,545 (0%)	14mo	$10,000	$6	89

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 40.98×
• Total profit: $167,934
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 88.31×
• Total profit: $366,713
• Equity at exit: $1,297

Cash invested: $4,200 (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: 0.3×

Monthly cashflow live

• Estimated rent: $4,200 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$546
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $2,669

Break-even live

Break-even rent $822

Max offer price $15,000

Occupancy floor 31%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E. Washington RD Breckenridge, CO	1.0–4.0	1.0–4.5	1760	$5,783	$3.29	1d	2	0.49mi

HOA detail

• Monthly dues: $546 · $6,552/yr

Listing history 17 events

1. 2026-06-19
   days on market $15,000 Active 408 DOM
2. 2026-06-18
   days on market $15,000 Active 407 DOM
3. 2026-06-17
   days on market $15,000 Active 406 DOM
4. 2026-06-16
   days on market $15,000 Active 405 DOM
5. 2026-06-15
   days on market $15,000 Active 404 DOM
6. 2026-06-14
   days on market $15,000 Active 402 DOM
7. 2026-06-12
   days on market $15,000 Active 401 DOM
8. 2026-06-09
   days on market $15,000 Active 398 DOM
9. 2026-06-08
   days on market $15,000 Active 397 DOM
10. 2026-06-07
    days on market $15,000 Active 396 DOM
11. 2026-06-05
    days on market $15,000 Active 393 DOM
12. 2026-06-02
    days on market $15,000 Active 391 DOM
13. 2026-06-01
    days on market $15,000 Active 390 DOM
14. 2026-05-31
    days on market $15,000 Active 389 DOM
15. 2026-05-30
    days on market $15,000 Active 388 DOM
16. 2025-05-07
    listed $15,000 Active
17. 2025-02-19
    price $10,000

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

Taxation est. · year 1

• Rental income: $50,404
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − HOA: −$6,552
• − Depreciation: −$436
• Taxable income: $34,211
• Est. tax owed @ 24.0%: −$8,211
• After-tax cash flow: $23,813/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

+50.0% since first listed

2 events — show timeline

• 2025-05-07 Listed $15,000 SAR
• 2025-02-19 Price Changed $10,000 SAR