28 Maroon Peak Cir · Keystone, CO 80435

$265,000

3 bd · 2.0 ba · 1,224 sqft · Land public records · 155 Days on market

Built 2013

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Why this score? — see what drove the C+ 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Mountain Home in Dillon – Minutes from Keystone Resort! Discover this spacious and inviting 3-bedroom, 2-bath home in the heart of Dillon, offering breathtaking mountain views and a true Colorado lifestyle. Enjoy endless hiking and biking trails just steps from your door, and take advantage of the free Summit Stage bus stop conveniently located at the clubhouse—perfect for exploring all that Summit County has to offer. This home features ample parking for family and guests, a welcoming neighborhood community, and versatile living spaces ideal for a full-time residence, vacation home, or mountain retreat. Why rent when you can own your slice of mountain paradise in beau

Key facts

• Ample parking
• Built 2013
• Listed 154 days

Tags

• BREATHTAKING MOUNTAIN VIEWS
• HIKING AND BIKING TRAILS
• FREE SUMMIT STAGE BUS STOP
• AMPLE PARKING
• VERSATILE LIVING SPACES

Property features AI

Finance

• HOA & community: Clubhouse; On-site management; Storage available; Association provides snow removal

Exterior

• Parking: Concrete parking pad; See remarks for additional parking details
• Utilities: Public water; Electricity available; Natural gas available; Phone available; Cable available; Water available; Sewer connected; Cable connected
• Home design: Residential mobile home; Located in SWAN MEADOW VILLAGE SUB; Zoned for multi-family
• Construction: Wood siding; Shingle roof
• Exterior features: Deck; Has view; Pets allowed; Satellite dish; Near public transit; See remarks (additional exterior/lot details)

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Carpet; Stone; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heating present
• Interior features: See remarks (seller notes available)
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $265k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 0.4% in Keystone — 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 49/100 on livability (#412 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A-; Watch: commute C-, amenities 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.
• Zoned schools: Summit Cove Elementary School (math 44% / reading 47%, grade D-, #268 of 966 statewide, top 28%, 226 students, 32% 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: 409 active listings in the ZIP; solid renter incomes; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 40% of the median local income ($97k/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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 6.9

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,156
• Equity at exit: $39,512

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $60,081
• Equity at exit: $22,912

Cash invested: $74,200 (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 80435

• Active inventory: 409
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,213 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $707

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 73%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $265,000 Active 155 DOM
2. 2026-06-18
   days on market $265,000 Active 154 DOM
3. 2026-06-17
   days on market $265,000 Active 153 DOM
4. 2026-06-16
   days on market $265,000 Active 152 DOM
5. 2026-06-15
   days on market $265,000 Active 151 DOM
6. 2026-06-14
   days on market $265,000 Active 149 DOM
7. 2026-06-12
   days on market $265,000 Active 148 DOM
8. 2026-06-09
   days on market $265,000 Active 145 DOM
9. 2026-06-08
   days on market $265,000 Active 144 DOM
10. 2026-06-07
    days on market $265,000 Active 143 DOM
11. 2026-06-05
    days on market $265,000 Active 140 DOM
12. 2026-06-02
    days on market $265,000 Active 138 DOM
13. 2026-06-01
    days on market $265,000 Active 137 DOM
14. 2026-05-31
    days on market $265,000 Active 136 DOM
15. 2026-05-30
    days on market $265,000 Active 135 DOM
16. 2026-01-16
    listed $265,000 Active
17. 2025-12-05
    price $265,000

ⓘ 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 11 d/yr ≥77°F today · 29 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: $38,562
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − Depreciation: −$7,709
• Taxable income: $4,539
• Est. tax owed @ 24.0%: −$1,089
• After-tax cash flow: $7,398/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 — Keystone

• Score: 49/100
• State rank: #412
• US rank: #25767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Summit County · 31,352 people
• City population: 8,715
• Metro: Breckenridge, CO
• Population (ZIP): 8,715
• Household income: $97,463
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 302.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 32% Two or more races 20% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Portuguese 2% Romanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -237.44%
• Current HPI: 342.4123
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-16 Listed $265,000 SAR
• 2025-12-05 Price Changed $265,000 SAR