82 Wheeler Cir Unit 219A · Copper Mountain, CO 80443

$80,000

1 bd · 1.0 ba · 637 sqft · Timeshare · 133 Days on market

Built 1985 0.91 ac lot Est $87k · 8% under $597/mo HOA · 24% of rent ↓ 11% since listing

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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 +30.0/30.0
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great buy on this 25% Deeded Fractional Ownership! Enjoy 12 to 13 weeks every year in Copper Mountain, Colorado! Spacious one bedroom / one bath condo featuring fabulous views & a walkable location!

Key facts

• Copper mountain
• Walkable location
• 0.91 acre lot

Tags

• DEEDED FRACTIONAL OWNERSHIP
• COPPER MOUNTAIN
• WALKABLE LOCATION

Property features AI

Finance

• Other: Directions available
• HOA & community: Has homeowners association; Annual association fee; Association provides snow removal; Community features: Golf; Building features: Elevators, WiFi; Building name: Greens at Copper Creek

Exterior

• Parking: Unassigned parking
• Utilities: Public water; Electricity available; Sewer available/connected; Cable available
• Home design: Residential timeshare; One level; Entry level: 2
• Construction: Asphalt roof; Planned Unit Development zoning
• Exterior features: Deck; Storage; On golf course; Near public transit; Paved road; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Furnished; Wood-burning fireplace; View
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath timeshare listed at $80k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% 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 $3k of equity ($553 loan paydown + $3k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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: 3.07% ✓
• Cap rate: 18.15%
• Cash-on-cash: 42.35%
• DSCR: 2.88
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $87,269
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Wheeler Cir Unit 218C	0.00mi	1/1.0	637 (0%)	22mo	$87,000	$137	81

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: 48.2%
• Equity multiple: 3.73×
• Total profit: $61,118
• Equity at exit: $36,744

10-year hold

• IRR: 47.8%
• Equity multiple: 7.55×
• Total profit: $146,682
• Equity at exit: $57,235

Cash invested: $22,400 (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: 2.7×

Monthly cashflow live

• Estimated rent: $2,456 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$597
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $791

Break-even live

Break-even rent $1,456

Max offer price $80,000

Occupancy floor 63%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $597 · $7,164/yr

Listing history 17 events

1. 2026-06-19
   days on market $80,000 Active 133 DOM
2. 2026-06-18
   days on market $80,000 Active 132 DOM
3. 2026-06-17
   days on market $80,000 Active 131 DOM
4. 2026-06-16
   days on market $80,000 Active 130 DOM
5. 2026-06-15
   days on market $80,000 Active 129 DOM
6. 2026-06-14
   days on market $80,000 Active 127 DOM
7. 2026-06-12
   days on market $80,000 Active 126 DOM
8. 2026-06-09
   days on market $80,000 Active 123 DOM
9. 2026-06-08
   days on market $80,000 Active 122 DOM
10. 2026-06-07
    days on market $80,000 Active 121 DOM
11. 2026-06-05
    days on market $80,000 Active 118 DOM
12. 2026-06-02
    days on market $80,000 Active 116 DOM
13. 2026-06-01
    days on market $80,000 Active 115 DOM
14. 2026-05-31
    days on market $80,000 Active 114 DOM
15. 2026-05-30
    days on market $80,000 Active 113 DOM
16. 2026-02-06
    listed $80,000 Active
17. 2024-08-23
    price $90,000

ⓘ 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 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: $29,475
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$7,164
• − Depreciation: −$2,327
• Taxable income: $9,186
• Est. tax owed @ 24.0%: −$2,205
• After-tax cash flow: $7,282/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

-11.1% since first listed

2 events — show timeline

• 2026-02-06 Listed $80,000 SAR
• 2024-08-23 Price Changed $90,000 SAR