1979 Ski Hill Rd Unit 1206D · Breckenridge, CO 80424

$7,900

1 bd · 1.0 ba · 706 sqft · Timeshare public records · 735 Days on market

Built 2007 $317/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

Prime Winter Plus Float in a beautiful one bedroom master unit. Grand Lodge on Peak 7 offers the most refined, ski in ski out experience available. BreckConnect Gondola & Independence Superchair steps from the Lodge. In/Outdoor Pools, Water Features, 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

• Hot tubs
• Breckconnect gondola
• Water features

Tags

• GRAND LODGE ON PEAK 7
• SKI IN SKI OUT EXPERIENCE
• BRECKCONNECT GONDOLA
• INDEPENDENCE SUPERCHAIR
• WATER FEATURES
• HOT TUBS

Property features AI

Finance

• Other: Pets not allowed; Directions: Ski Hill Road past Crystal Peaks Lodge and Grand Colorado; resort entrance on left
• HOA & community: Homeowners association with annual fee (monthly equivalent listed): $3,807 annually (about $317.25/month); Association amenities include fitness center and snow removal; Community features include clubhouse and pool; Building offers elevators, on-site management and a reception area; Building name: Grand Lodge on Peak 7

Exterior

• Parking: Basement parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Water available; Sewer available
• Home design: Residential timeshare; Multi-family zoning
• Construction: Asphalt roof; Other/see remarks construction materials; 706 square feet
• Exterior features: Deck; Private pool; Community pool; Paved road

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating provided
• Interior features: Furnished; Gas fireplace; Has view
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath timeshare listed at $8k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 241.8% 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; 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 $55 of loan paydown is wiped out by about $237 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 735 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.

Recommended offer $6,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 735 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: 30.80% ✓
• Cap rate: 241.83%
• Cash-on-cash: 841.20%
• DSCR: 38.43
• GRM: 0.3

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: 45.17×
• Total profit: $97,711
• Equity at exit: $1,178

10-year hold

• IRR: —
• Equity multiple: 97.38×
• Total profit: $213,194
• Equity at exit: $683

Cash invested: $2,212 (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: $2,433 medium
• Mortgage (P&I): −$41
• Tax est. 1.5%: −$10 /mo · $118/yr
• Insurance: −$3
• HOA: −$317
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $1,551

Break-even live

Break-even rent $470

Max offer price $7,900

Occupancy floor 31%

Sensitivity live

Price	-10% $1,556	-5% $1,553	+0% $1,551	+5% $1,548	+10% $1,545
Rent	-10% $1,358	-5% $1,455	+0% $1,551	+5% $1,647	+10% $1,743
Rate	-1.0pp $1,555	-0.5pp $1,553	base $1,551	+0.5pp $1,549	+1.0pp $1,546

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: $1,975
• Closing costs: $237
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $317 · $3,804/yr
• Likely covers: waterpooldoorman

Listing history 17 events

1. 2026-06-19
   days on market $7,900 Active 735 DOM
2. 2026-06-18
   days on market $7,900 Active 734 DOM
3. 2026-06-17
   days on market $7,900 Active 733 DOM
4. 2026-06-16
   days on market $7,900 Active 732 DOM
5. 2026-06-15
   days on market $7,900 Active 731 DOM
6. 2026-06-14
   days on market $7,900 Active 729 DOM
7. 2026-06-12
   days on market $7,900 Active 728 DOM
8. 2026-06-09
   days on market $7,900 Active 725 DOM
9. 2026-06-08
   days on market $7,900 Active 724 DOM
10. 2026-06-07
    days on market $7,900 Active 723 DOM
11. 2026-06-05
    days on market $7,900 Active 720 DOM
12. 2026-06-02
    days on market $7,900 Active 718 DOM
13. 2026-06-01
    days on market $7,900 Active 717 DOM
14. 2026-05-31
    days on market $7,900 Active 716 DOM
15. 2026-05-30
    days on market $7,900 Active 715 DOM
16. 2026-01-16
    price $7,900
17. 2024-06-14
    listed $25,000 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: $29,198
• − Mortgage interest: −$443
• − Property taxes: −$118
• − Insurance: −$40
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − HOA: −$3,804
• − Depreciation: −$230
• Taxable income: $19,892
• Est. tax owed @ 24.0%: −$4,774
• After-tax cash flow: $13,833/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

-68.4% since first listed

2 events — show timeline

• 2026-01-16 Price Changed $7,900 SAR
• 2024-06-14 Listed $25,000 SAR

Property tax history

+4.3%/yr

Latest (2025): $4,538 · +18.5% YoY. Source: county tax records.