189 Ten Mile Cir #451 · Copper Mountain, CO 80443

$7,500

1 bd · 1.0 ba · 784 sqft · SingleFamily · 60 Days on market

Built 1982 1.44 ac lot $118/mo HOA · 5% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 Week Ownership Opportunity - Enjoy PEAK FALL LEAVES every year with these 2 back-to-back weeks in September. Literally everything (including housekeeping upon departure) is included in the Dues - this is Turn-Key Ski Resort Ownership at it's finest. Owners can bring their PETS and are able to rent out unused time to offset costs. Home is fully furnished and kitchen fully stocked, all that's needed each Fall is YOU! Starting enjoying ALL that Copper has to offer for a FRACTION of the cost! Village Square offers heated parking, ski lockers, hot tub, and is nestled right in the center of the exclusive Village at Copper. Fall in the Rocky Mountains is absolutely something to experience, it doesn't get less expensive that this! What are you waiting for?

Key facts

• Mountain retreat
• Resort amenities
• 1.44 acre lot

Tags

• MOUNTAIN RETREAT
• PRIME VILLAGE LOCATION
• RESORT AMENITIES

Property features AI

Finance

• Other: Directions: Enter Copper Mountain Resort and continue to the second stop sign. Turn right at the second stop sign onto Ten Mile Circle. Village Square is directly to the right as you are about to enter the roundabout.
• HOA & community: Has homeowners association; Annual association fee of $1,415 (approx. $117.92/month); Community features: Golf; Building features: Conference room, Elevators, On-site management

Exterior

• Parking: Underground, unassigned parking
• Utilities: Public water; Electricity available; Natural gas available; Phone available; Water available; Cable available; Sewer available; Sewer connected
• Home design: Residential timeshare; One level unit; Entry on level 4; 7-story building; Has view; Planned Unit Development
• Construction: Concrete construction; Steel siding
• Exterior features: Metal roof; Near public transit; Paved road

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Has heating
• Interior features: See remarks; Furnished; Storage included
• Laundry & utility: Common area laundry

🏷️ Possibly a rental listed for sale. The $7,500 price doesn't fit this home's estimated sale value (~$170,128) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $8k).
• Recommended offer: $7k (3.0% below list) — sets the bar for market timing.
• Cap rate 309.6% vs local median 1.4% in Copper Mountain — 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 65/100 on livability (#164 in CO) — a middle-class / working-renter tenant base. Strengths: crime A, employment B+, health & safety B+; Watch: cost of living C-, amenities F, commute 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: 173 active listings in the ZIP; solid renter incomes; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).

Forward outlook

• In year one you build about $290 of equity ($52 loan paydown + $238 appreciation (3.2% local appreciation)).
• Summit County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% 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 60 days — a 3% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 4 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 $7,275 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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. 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: 34.86% ✓
• Cap rate: 309.63%
• Cash-on-cash: 1083.34%
• DSCR: 49.20
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $170,128
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Beeler Pl #208	0.30mi	1/2.0	783 (-0%)	17mo	$170,000	$217	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 59.01×
• Total profit: $121,830
• Equity at exit: $3,445

10-year hold

• IRR: —
• Equity multiple: 126.98×
• Total profit: $264,554
• Equity at exit: $5,366

Cash invested: $2,100 (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 80443

• Home prices YoY: 1.3%
• Active inventory: 173
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,615 medium
• Mortgage (P&I): −$39
• Tax est. 1.5%: −$9 /mo · $112/yr
• Insurance: −$3
• HOA: −$118
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $1,896

Break-even live

Break-even rent $215

Max offer price $7,500

Occupancy floor 22%

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: $1,875
• Closing costs: $225
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $118 · $1,416/yr

Listing history 21 events

1. 2026-06-19
   days on market $7,500 Active 60 DOM
2. 2026-06-18
   days on market $7,500 Active 59 DOM
3. 2026-06-17
   days on market $7,500 Active 58 DOM
4. 2026-06-16
   days on market $7,500 Active 57 DOM
5. 2026-06-15
   days on market $7,500 Active 56 DOM
6. 2026-06-14
   days on market $7,500 Active 54 DOM
7. 2026-06-12
   days on market $7,500 Active 53 DOM
8. 2026-06-09
   days on market $7,500 Active 50 DOM
9. 2026-06-08
   days on market $7,500 Active 49 DOM
10. 2026-06-07
    days on market $7,500 Active 48 DOM
11. 2026-06-05
    days on market $7,500 Active 45 DOM
12. 2026-06-02
    days on market $7,500 Active 43 DOM
13. 2026-06-01
    days on market $7,500 Active 42 DOM
14. 2026-05-31
    days on market $7,500 Active 41 DOM
15. 2026-05-30
    days on market $7,500 Active 40 DOM
16. 2026-04-20
    listed $7,500 Active
17. 2025-10-19
    listed $7,200 Active 763-char remark

    Show marketing remark (763 chars)

    2 Week Ownership Opportunity - Enjoy PEAK FALL LEAVES every year with these 2 back-to-back weeks in September. Literally everything (including housekeeping upon departure) is included in the Dues - this is Turn-Key Ski Resort Ownership at it's finest. Owners can bring their PETS and are able to rent out unused time to offset costs. Home is fully furnished and kitchen fully stocked, all that's needed each Fall is YOU! Starting enjoying ALL that Copper has to offer for a FRACTION of the cost! Village Square offers heated parking, ski lockers, hot tub, and is nestled right in the center of the exclusive Village at Copper. Fall in the Rocky Mountains is absolutely something to experience, it doesn't get less expensive that this! What are you waiting for?

18. 2021-02-25
    soldstatus $11,500 509-char remark

    Show marketing remark (509 chars)

    3 Week Ownership Opportunity - 1 Bedroom 1 Bath in the heart of all Copper has to offer - just steps from the lifts, shops, & dining. Weeks 9, 29, 46 yield time in Early March, Mid July, & Mid November - the BEST of all seasons! True Turn-key ownership, dues cover everything (including housekeeping) and owners can bring PETS! Stop renting year after year with nothing to show for it and enjoy ALL the benefits of ownership for a FRACTION of the cost. Ownership has Privileges at Copper Mountain!

19. 2021-01-14
    listed $12,999 509-char remark

    Show marketing remark (509 chars)

    3 Week Ownership Opportunity - 1 Bedroom 1 Bath in the heart of all Copper has to offer - just steps from the lifts, shops, & dining. Weeks 9, 29, 46 yield time in Early March, Mid July, & Mid November - the BEST of all seasons! True Turn-key ownership, dues cover everything (including housekeeping) and owners can bring PETS! Stop renting year after year with nothing to show for it and enjoy ALL the benefits of ownership for a FRACTION of the cost. Ownership has Privileges at Copper Mountain!

20. 2017-04-27
    soldstatus $4,000
21. 2014-11-11
    listed $4,800

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 13 d/yr ≥73°F today · 34 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: $31,377
• − Mortgage interest: −$420
• − Property taxes: −$112
• − Insurance: −$38
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − HOA: −$1,416
• − Depreciation: −$218
• Taxable income: $24,153
• Est. tax owed @ 24.0%: −$5,797
• After-tax cash flow: $16,953/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 — Copper Mountain

• Score: 65/100
• State rank: #164
• US rank: #12975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copper Mountain, CO
• County: Summit County · 31,352 people
• Metro: Breckenridge, CO
• Population (ZIP): 3,992
• Household income: $108,710
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 81.0

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% Two or more races 21% Hispanic / Latino 5%
• Common ancestry: Italian 6% Slovak 6% Romanian 4%
• Foreign-born: 8% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Russian/Polish/Slavic 1% German/W. Germanic 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: ▲ 3.17%
• Current HPI: 244.5969
• 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

+56.2% since first listed

6 events — show timeline

• 2026-04-20 Listed $7,500 SAR
• 2025-10-19 Listed $7,200 SAR
• 2021-02-25 Sold (MLS) $11,500 SAR
• 2021-01-14 Listed $12,999 SAR
• 2017-04-27 Sold (MLS) $4,000 SAR
• 2014-11-11 Listed $4,800 SAR