189 Ten Mile Cir #331 · Copper Mountain, CO 80443

$5,000

2 bd · 3.0 ba · 1,188 sqft · Timeshare public records · 6 Days on market

Built 1982 1.44 ac lot $153/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

Beautiful views of the ten mile range and ski area. New windows, large balcony, centrally located end unit. The two weeks are very attractive weeks on the rental calendar or for owner use. A week before Christmas and a week in the summer all for a fraction of the cost. Located in the center village walking distance to the lifts in the winter and the lake in the summer. True Colorado mountain living.

Key facts

• Large balcony
• 1.44 acre lot
• Built 1982

Tags

• VIEWS OF THE TEN MILE RANGE
• LARGE BALCONY
• CENTRALLY LOCATED END UNIT
• WALKING DISTANCE TO THE LIFTS
• WALKING DISTANCE TO THE LAKE

Property features AI

Finance

• Other: Directions: I-70 to Copper Mountain. Copper Rd. to second stop sign. Left at the second stop; building/garage on the right.
• HOA & community: Homeowners association with annual fee; Annual association fee: $1,834 (approx. $152.83/month); Building has elevators; Subdivision: Village Square Condo

Exterior

• Parking: Underground unassigned parking
• Utilities: Public water; Cable available; Electricity available; Natural gas available; Sewer available
• Home design: Residential timeshare; Planned Unit Development
• Construction: Concrete construction
• Exterior features: Metal roof; City lot; Near public transit; Has a view; Paved road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Garbage disposal; Microwave; Refrigerator
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating
• Interior features: Elevator; Furnished; Gas fireplace
• Laundry & utility: Shared laundry room (common area)

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath timeshare listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 552.0% 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.
• Market conditions: 173 active listings in the ZIP; solid renter incomes; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 34% 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 $194 of equity ($35 loan paydown + $159 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $5,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 62.31% ✓
• Cap rate: 552.00%
• Cash-on-cash: 1948.97%
• DSCR: 87.72
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 105.01×
• Total profit: $145,608
• Equity at exit: $2,296

10-year hold

• IRR: —
• Equity multiple: 226.38×
• Total profit: $315,530
• Equity at exit: $3,577

Cash invested: $1,400 (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: 0.1×

Monthly cashflow live

• Estimated rent: $3,116 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$153
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $2,274

Break-even live

Break-even rent $237

Max offer price $5,000

Occupancy floor 22%

Sensitivity live

Price	-10% $2,277	-5% $2,276	+0% $2,274	+5% $2,272	+10% $2,270
Rent	-10% $2,028	-5% $2,151	+0% $2,274	+5% $2,397	+10% $2,520
Rate	-1.0pp $2,276	-0.5pp $2,275	base $2,274	+0.5pp $2,272	+1.0pp $2,271

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $153 · $1,836/yr

Listing history 7 events

1. 2026-06-19
   days on market $5,000 Active 6 DOM
2. 2026-06-18
   days on market $5,000 Active 5 DOM
3. 2026-06-17
   days on market $5,000 Active 4 DOM
4. 2026-06-16
   days on market $5,000 Active 3 DOM
5. 2026-06-15
   days on market $5,000 Active 2 DOM
6. 2026-06-14
   remarks 402-char remark
7. 2026-06-14
   listed $5,000 Active 1 DOM

ⓘ 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: $37,388
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − HOA: −$1,836
• − Depreciation: −$145
• Taxable income: $29,044
• Est. tax owed @ 24.0%: −$6,971
• After-tax cash flow: $20,315/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

-99.6% since first listed

3 events — show timeline

• 2026-06-13 Listed $5,000 SAR
• 2013-05-17 Sold (Public Records) $13,100 Public Records
• 2003-01-10 Sold (Public Records) $1,407,300 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,093 · +21.9% YoY. Source: county tax records.