172 Beeler Pl Unit 102 B · Copper Mountain, CO 80443

$199,000

2 bd · 2.0 ba · 915 sqft · SingleFamily · 245 Days on market

Built 2002 Est $210k · 5% under $622/mo HOA · 21% of rent ↓ 4% since listing

---

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 +21.3/30.0
• ARV discount +9.8/15.0
• 1% rule +9.6/10.0
• DSCR +6.8/10.0
• Appreciation +6.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

13 Week Ownership Opportunity - Enjoy Ski Resort Ownership 1 week every month (or rent out unused time to offset cost) at Copper's Premier/Dedicated Quarter-Ownership Property, The Cirque. This is true turn-key ownership at it's finest. The HOA owns and maintains literally everything inside the homes, and owners are spoiled with some of the bests amenities at Copper including a heated pool courtyard oasis boasting custom hot tub & heated pools, private fire pit, and grilling area. Inside, owners enjoy the fitness center, media & kids rooms, lockers, mens/womens/family bathrooms & showers and private ski lockers for the owners (in addition to the guest ones). Best of all, C

Key facts

• Fitness center
• Private fire pit
• Custom hot tub

Tags

• HEATED POOL COURTYARD OASIS
• CUSTOM HOT TUB
• PRIVATE FIRE PIT
• GRILLING AREA
• FITNESS CENTER
• MEDIA ROOM

Property features AI

Finance

• Other: Building name: The Cirque; Subdivision: CIRQUE CONDO; Directions available from Copper
• HOA & community: Homeowners association; Annual association fee (approximately $7,464; about $622/month); Association amenities include a fitness center; Community features include a pool; Building features include elevators, on-site management, and a screening room

Exterior

• Parking: Underground parking; Parking pad; Unassigned parking
• Utilities: Electricity available; Natural gas available; Water available; Sewer available and connected; Cable available and connected
• Home design: Residential timeshare; Entry level: 1; One level unit in a 3-story building
• Construction: Asphalt roof
• Exterior features: Barbecue; Deck; Private pool; Community pool; Storage; Has view; City lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Has heating
• Interior features: Furnished; Gas fireplace; Satellite dish
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Zoned schools: Frisco Elementary School (math 34% / reading 47%, grade F, #342 of 966 statewide, top 36%, 232 students, 19% 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) — zoned schools at 29% FRL track the district average.
• Market conditions: 180 active listings in the ZIP; solid renter incomes; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 32% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k 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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $209,535
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Beeler Pl Unit 202 A	0.00mi	2/2.0	904 (-1%)	5mo	$207,500	$230	94
172 Beeler Pl Unit 213D	0.00mi	2/2.0	1,028 (+12%)	15mo	$235,000	$229	67
172 Beeler Pl #208	0.00mi	1/2.0 (-1)	783 (-14%)	17mo	$170,000	$217	57
189 Ten Mile Cir Unit 449/447	0.32mi	2/2.0	1,045 (+14%)	19mo	$14,000	$13	46

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: 13.9%
• Equity multiple: 1.80×
• Total profit: $44,701
• Equity at exit: $91,400

10-year hold

• IRR: 15.7%
• Equity multiple: 3.36×
• Total profit: $131,600
• Equity at exit: $142,371

Cash invested: $55,720 (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: 180
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,896 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$622
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $290

Break-even live

Break-even rent $2,528

Max offer price $199,000

Occupancy floor 85%

Sensitivity live

Price	-10% $428	-5% $359	+0% $290	+5% $222	+10% $153
Rent	-10% $62	-5% $176	+0% $290	+5% $405	+10% $519
Rate	-1.0pp $391	-0.5pp $341	base $290	+0.5pp $239	+1.0pp $186

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $622 · $7,464/yr
• Likely covers: poolgym

Listing history 18 events

1. 2026-06-21
   days on market $199,000 Active 245 DOM
2. 2026-06-19
   days on market $199,000 Active 243 DOM
3. 2026-06-18
   days on market $199,000 Active 242 DOM
4. 2026-06-17
   days on market $199,000 Active 241 DOM
5. 2026-06-16
   days on market $199,000 Active 240 DOM
6. 2026-06-15
   days on market $199,000 Active 239 DOM
7. 2026-06-14
   days on market $199,000 Active 237 DOM
8. 2026-06-12
   days on market $199,000 Active 236 DOM
9. 2026-06-09
   days on market $199,000 Active 233 DOM
10. 2026-06-08
    days on market $199,000 Active 232 DOM
11. 2026-06-07
    days on market $199,000 Active 231 DOM
12. 2026-06-05
    days on market $199,000 Active 228 DOM
13. 2026-06-02
    days on market $199,000 Active 226 DOM
14. 2026-06-01
    days on market $199,000 Active 225 DOM
15. 2026-05-31
    days on market $199,000 Active 224 DOM
16. 2026-05-30
    days on market $199,000 Active 223 DOM
17. 2026-05-19
    price $199,000
18. 2025-10-19
    listed $208,000 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 13 d/yr ≥73°F today · 35 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: $34,749
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,780
• − Management: −$2,780
• − HOA: −$7,464
• − Depreciation: −$5,789
• Taxable income: $809
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $3,291/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

-4.3% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $199,000 SAR
• 2025-10-19 Listed $208,000 SAR