0057 N Fuller Placer Rd Unit 1B · Breckenridge, CO 80424

$3,500

3 bd · 3.0 ba · 1,547 sqft · Timeshare · 1380 Days on market

Built 1984 $105/mo HOA · 3% 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

Enjoy Labor Day in this 3 bed/3 bath townhome. Gold Point is located 3 ½ miles from town, and directly on the ski bus route and has stunning & breathtaking views of the entire Ten Mile Range. Each unit has one-car garage and washer/dryer. Each building has a hot tub room with unobstructed views of the mountains. The townhomes were recently renovated including new kitchens and appliances. The townhome includes two queen beds, two twin beds, queen sleeper sofa, gas fireplace, & private balcony

Key facts

• Garage
• Built 1984
• Listed 1379 days

Property features AI

Finance

• Other: Subdivision: GOLD POINT CONDO; Building: Gold Point Bldg 1; Directions: East on Boreas Pass Road to Left on Baldy Road; Gold Point is on the left approx. 3/4 miles (office access is 2nd entrance)
• HOA & community: Has homeowners association; Annual association fee of $1,261; Association fee covers cable TV, electricity, gas, insurance, sewer, snow removal, security, trash and water; Clubhouse; On-site management and reception area; Association provides snow removal

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer and septic tank; Electricity available; Natural gas available; Phone available; Cable available and connected
• Home design: Residential timeshare; Multi/split-level with two levels; Entry level: 1
• Construction: Asphalt roof
• Exterior features: Deck; Near public transit

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Range hood
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating available
• Interior features: Furnished; Gas fireplace; Therapeutic whirlpool (accessibility feature); Has view
• Laundry & utility: Washer; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $4k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $4k).
• Recommended offer: $3k (12.0% below list) — sets the bar for market timing.
• Cap rate 1066.2% 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.
• Zoned schools: Breckenridge Elementary School (math 30% / reading 64%, grade D, #246 of 966 statewide, top 26%, 200 students, 7% 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 25% FRL track the district average.
• Market conditions: 622 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 40% of the median local income ($121k/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 $24 of loan paydown is wiped out by about $105 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 $980 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 1380 days — a 12% lower offer ($3k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $3,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 1380 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: 116.48% ✓
• Cap rate: 1066.18%
• Cash-on-cash: 3785.33%
• DSCR: 169.43
• GRM: 0.1

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: 201.46×
• Total profit: $196,449
• Equity at exit: $522

10-year hold

• IRR: —
• Equity multiple: 434.78×
• Total profit: $425,103
• Equity at exit: $303

Cash invested: $980 (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: 622
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $4,077 high
• Mortgage (P&I): −$18
• Tax est. 1.5%: −$4 /mo · $52/yr
• Insurance: −$1
• HOA: −$105
• Vacancy / Maint / Mgmt: −$856
• Net cashflow: $3,091

Break-even live

Break-even rent $164

Max offer price $3,500

Occupancy floor 19%

Sensitivity live

Price	-10% $3,094	-5% $3,093	+0% $3,091	+5% $3,090	+10% $3,089
Rent	-10% $2,769	-5% $2,930	+0% $3,091	+5% $3,252	+10% $3,413
Rate	-1.0pp $3,093	-0.5pp $3,092	base $3,091	+0.5pp $3,090	+1.0pp $3,090

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: $875
• Closing costs: $105
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 S Fuller Placer Rd #1 Breckenridge, CO	3.0	2.0	1261	$4,700	$3.73	26d	1	0.22mi
6 S Face Dr Breckenridge, CO	2.0	2.0	1320	$3,500	$2.65	26d	1	0.23mi
416 Fuller Placer Rd Unit Upstairs Breckenridge, CO	3.0	2.0	1244	$3,400	$2.73	19d	1	0.31mi
416 N Fuller Placer Rd Breckenridge, CO	3.0	2.0	1244	$3,400	$2.73	5d	1	0.31mi
458 N Fuller Placer Rd Breckenridge, CO	3.0	2.0	1784	$5,200	$2.91	19d	1	0.34mi
304 E. Washington RD Breckenridge, CO	1.0–4.0	1.0–4.5	1760	$5,783	$3.29	3d	2	1.44mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: gas

Listing history 19 events

1. 2026-06-21
   days on market $3,500 Active 1380 DOM
2. 2026-06-19
   days on market $3,500 Active 1378 DOM
3. 2026-06-18
   days on market $3,500 Active 1377 DOM
4. 2026-06-17
   days on market $3,500 Active 1376 DOM
5. 2026-06-16
   days on market $3,500 Active 1375 DOM
6. 2026-06-15
   days on market $3,500 Active 1374 DOM
7. 2026-06-14
   days on market $3,500 Active 1372 DOM
8. 2026-06-12
   days on market $3,500 Active 1371 DOM
9. 2026-06-09
   days on market $3,500 Active 1368 DOM
10. 2026-06-08
    days on market $3,500 Active 1367 DOM
11. 2026-06-07
    days on market $3,500 Active 1366 DOM
12. 2026-06-05
    days on market $3,500 Active 1363 DOM
13. 2026-06-02
    days on market $3,500 Active 1361 DOM
14. 2026-06-01
    days on market $3,500 Active 1360 DOM
15. 2026-05-31
    days on market $3,500 Active 1359 DOM
16. 2026-05-30
    days on market $3,500 Active 1358 DOM
17. 2023-08-25
    status Active
18. 2023-08-15
    historical
19. 2019-06-17
    listed $3,500 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 2/10 Low
• 🌡 Heat 1/10 Low 10 d/yr ≥67°F today · 27 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: $48,920
• − Mortgage interest: −$196
• − Property taxes: −$52
• − Insurance: −$18
• − Repairs & maintenance: −$3,914
• − Management: −$3,914
• − HOA: −$1,260
• − Depreciation: −$102
• Taxable income: $39,465
• Est. tax owed @ 24.0%: −$9,471
• After-tax cash flow: $27,625/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

• 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

3 events — show timeline

• 2023-08-25 Relisted — SAR
• 2023-08-15 Delisted — SAR
• 2019-06-17 Listed $3,500 SAR