24 Sheol St Unit 301 A · Durango, CO 81301

$129,900

2 bd · 2.0 ba · 1,532 sqft · Condo public records · 125 Days on market

Built 2008

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your chance to enjoy a prime SKI-IN/SKI-OUT CORNER condo at Purgatory Resort with STUNNING MOUNTAIN AND SLOPE VIEWS! This 1/8 fractional ownership gives you six to seven weeks each year on a rotating schedule—including upcoming LABOR DAY WEEKEND and NEW YEAR'S WEEK 2026 (12/26/25 – 1/2/26)! The beautifully finished 3BR/3BA condo sits on the 3rd floor of Purgatory Lodge and features stainless steel appliances, granite tile countertops, and slate backsplashes. Ownership includes heated parking, year-round owner storage, and a convenient ski locker just steps off the slopes. Hassle-free HOA coverage includes: sewer, water, trash, electric, cable TV, internet, snow removal, on-site storage, heated garage space, taxes, DMMA assessments, and full interior and exterior insurance—making ownership as streamlined as it gets. Purgatory Lodge is centrally located on the main plaza, and ownership includes exclusive DMMA membership with access to a heated outdoor pool, hot tub, game room and lounge, and a private owners’ club. Don’t miss this chance to enjoy one of the best locations on the mountain—a luxurious, true ski-in/ski-out lifestyle made easy!

Key facts

• Heated parking
• Big mountain views
• Slope views

Tags

• BIG MOUNTAIN VIEWS
• SLOPE VIEWS
• FULLY STOCKED KITCHEN
• HEATED PARKING
• ASSIGNED SKI LOCKER
• OWNER'S STORAGE CAGE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Part of a homeowners association (PLOA)

Exterior

• Parking: Has garage; 1-car garage
• Home design: Single-story
• Exterior features: Has view; Attached property; Association spa

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Furnished; Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 1.1% in Durango — 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 68/100 on livability (#106 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A-, schools B+, employment B+; Watch: commute F, cost of living F.
• Durango School District No. 9-R (town): math 27% / reading 49% proficiency, ranked #30 of 86 in CO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 582 active listings in the ZIP; solid renter incomes; 306 units permitted in La Plata County in 2024 (93 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• La Plata County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $112k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.88%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.52×
• Total profit: $18,843
• Equity at exit: $19,369

10-year hold

• IRR: 21.9%
• Equity multiple: 2.86×
• Total profit: $67,632
• Equity at exit: $11,231

Cash invested: $36,372 (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 81301

• Rents YoY: 2.9%
• Active inventory: 582
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $627

Break-even live

Break-even rent $1,220

Max offer price $129,900

Occupancy floor 64%

Sensitivity live

Price	-10% $717	-5% $672	+0% $627	+5% $582	+10% $537
Rent	-10% $468	-5% $548	+0% $627	+5% $707	+10% $786
Rate	-1.0pp $693	-0.5pp $660	base $627	+0.5pp $593	+1.0pp $559

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashelectricinternetcablesnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-19
   days on market $129,900 Active 125 DOM
2. 2026-06-18
   days on market $129,900 Active 124 DOM
3. 2026-06-17
   days on market $129,900 Active 123 DOM
4. 2026-06-16
   days on market $129,900 Active 122 DOM
5. 2026-06-15
   days on market $129,900 Active 121 DOM
6. 2026-06-14
   days on market $129,900 Active 119 DOM
7. 2026-06-12
   days on market $129,900 Active 118 DOM
8. 2026-06-09
   days on market $129,900 Active 115 DOM
9. 2026-06-08
   days on market $129,900 Active 114 DOM
10. 2026-06-07
    days on market $129,900 Active 113 DOM
11. 2026-06-05
    days on market $129,900 Active 110 DOM
12. 2026-06-03
    days on market $129,900 Active 109 DOM
13. 2026-06-02
    days on market $129,900 Active 108 DOM
14. 2026-06-01
    days on market $129,900 Active 107 DOM
15. 2026-05-31
    days on market $129,900 Active 106 DOM
16. 2026-05-30
    days on market $129,900 Active 105 DOM
17. 2026-02-14
    listed $129,900 Active
18. 2025-12-30
    soldstatus $112,000
19. 2025-08-20
    soldstatus $112,000 Closed 1192-char remark

    Show marketing remark (1192 chars)

    Your chance to enjoy a prime SKI-IN/SKI-OUT CORNER condo at Purgatory Resort with STUNNING MOUNTAIN AND SLOPE VIEWS! This 1/8 fractional ownership gives you six to seven weeks each year on a rotating schedule—including upcoming LABOR DAY WEEKEND and NEW YEAR'S WEEK 2026 (12/26/25 – 1/2/26)! The beautifully finished 3BR/3BA condo sits on the 3rd floor of Purgatory Lodge and features stainless steel appliances, granite tile countertops, and slate backsplashes. Ownership includes heated parking, year-round owner storage, and a convenient ski locker just steps off the slopes. Hassle-free HOA coverage includes: sewer, water, trash, electric, cable TV, internet, snow removal, on-site storage, heated garage space, taxes, DMMA assessments, and full interior and exterior insurance—making ownership as streamlined as it gets. Purgatory Lodge is centrally located on the main plaza, and ownership includes exclusive DMMA membership with access to a heated outdoor pool, hot tub, game room and lounge, and a private owners’ club. Don’t miss this chance to enjoy one of the best locations on the mountain—a luxurious, true ski-in/ski-out lifestyle made easy!

20. 2025-07-23
    listed $112,000 Active 1192-char remark

    Show marketing remark (1192 chars)

    Your chance to enjoy a prime SKI-IN/SKI-OUT CORNER condo at Purgatory Resort with STUNNING MOUNTAIN AND SLOPE VIEWS! This 1/8 fractional ownership gives you six to seven weeks each year on a rotating schedule—including upcoming LABOR DAY WEEKEND and NEW YEAR'S WEEK 2026 (12/26/25 – 1/2/26)! The beautifully finished 3BR/3BA condo sits on the 3rd floor of Purgatory Lodge and features stainless steel appliances, granite tile countertops, and slate backsplashes. Ownership includes heated parking, year-round owner storage, and a convenient ski locker just steps off the slopes. Hassle-free HOA coverage includes: sewer, water, trash, electric, cable TV, internet, snow removal, on-site storage, heated garage space, taxes, DMMA assessments, and full interior and exterior insurance—making ownership as streamlined as it gets. Purgatory Lodge is centrally located on the main plaza, and ownership includes exclusive DMMA membership with access to a heated outdoor pool, hot tub, game room and lounge, and a private owners’ club. Don’t miss this chance to enjoy one of the best locations on the mountain—a luxurious, true ski-in/ski-out lifestyle made easy!

21. 2025-01-24
    soldstatus $108,000 Closed 1098-char remark

    Show marketing remark (1098 chars)

    SKI-IN/SKI-OUT 3BD/3BA CONDO WITH INCREDIBLE MOUNTAIN VIEWS! This property is located in the beautifully updated Purgatory Lodge building overlooking the Needles Mountains and within walking distance to the slopes and the private owner's club. This fractional ownership opportunity gives you 6 fixed weeks per year to enjoy the resort lifestyle here at Purgatory Resort. The HOA fee includes all costs including all utilities. .. phone, cable, internet, electric, gas, water, sewer and trash, plus common area maintenance and insurance, exterior maintenance and insurance, interior insurance, snow removal, on-site storage, heated garage space, taxes and DMMA assessments. This property allows for owners to rent their time with the on-site property manager when they are not using it themselves. Owners also become members of the DMMA giving them access to all of the off slope amenities including the pool, hot tub, fitness center, game room, optional spa services, tennis courts, and the private owner's lounge and restaurant. Don't miss this opportunity to own a special mountain retreat today!

22. 2024-09-20
    listed $119,900 Active 1098-char remark

    Show marketing remark (1098 chars)

    SKI-IN/SKI-OUT 3BD/3BA CONDO WITH INCREDIBLE MOUNTAIN VIEWS! This property is located in the beautifully updated Purgatory Lodge building overlooking the Needles Mountains and within walking distance to the slopes and the private owner's club. This fractional ownership opportunity gives you 6 fixed weeks per year to enjoy the resort lifestyle here at Purgatory Resort. The HOA fee includes all costs including all utilities. .. phone, cable, internet, electric, gas, water, sewer and trash, plus common area maintenance and insurance, exterior maintenance and insurance, interior insurance, snow removal, on-site storage, heated garage space, taxes and DMMA assessments. This property allows for owners to rent their time with the on-site property manager when they are not using it themselves. Owners also become members of the DMMA giving them access to all of the off slope amenities including the pool, hot tub, fitness center, game room, optional spa services, tennis courts, and the private owner's lounge and restaurant. Don't miss this opportunity to own a special mountain retreat today!

23. 2024-05-06
    soldstatus $99,900
24. 2024-05-03
    soldstatus $99,900 Closed
25. 2024-04-01
    listed $99,900 Active
26. 2023-09-20
    soldstatus $95,000
27. 2016-02-05
    soldstatus $96,500
28. 2015-10-23
    soldstatus $100,100
29. 2015-05-15
    soldstatus $87,500
30. 2014-10-10
    listed $99,950
31. 2013-07-18
    soldstatus $105,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥80°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,172
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$3,779
• Taxable income: $5,853
• Est. tax owed @ 24.0%: −$1,405
• After-tax cash flow: $6,121/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: Durango School District No. 9-R
• NCES district ID: 0803480
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $58,711
• Composite: 33.58/100
• National rank: #5420
• State rank: #30 of 86 in CO

Livability — Durango

• Score: 68/100
• State rank: #106
• US rank: #9262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: La Plata County · 40,010 people
• City population: 29,774
• Metro: Durango, CO
• Population (ZIP): 29,774
• Household income: $83,943
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1194.0

Population outlook (La Plata County) Hauer SSP2

• Today (2025): 62,781 people
• By 2030: 66,492 · +5.9%
• By 2040: 72,944 · +16.2%
• By 2050: 78,543 · +25.1%
• By 2075: 89,403 · +42.4%
• By 2100: 94,984 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 7% Native American 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · La Plata

• 2024 margin: D (+18.6) · D 58.0% · R 39.3% · Other 2.8%
• 2008→2024 swing: +2.4pp toward D · 2008: 16.3pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+17.7 2016: D+9.2 2012: D+8.8 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -651.69%
• Current HPI: 223.832
• Rent YoY: ▲ 2.94%
• Metro: Durango, 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

+23.7% since first listed

15 events — show timeline

• 2026-02-14 Listed $129,900 cren
• 2025-12-30 Sold (Public Records) $112,000 Public Records
• 2025-08-20 Sold (MLS) $112,000 cren
• 2025-07-23 Listed $112,000 cren
• 2025-01-24 Sold (MLS) $108,000 cren
• 2024-09-20 Listed $119,900 cren
• 2024-05-06 Sold (Public Records) $99,900 Public Records
• 2024-05-03 Sold (MLS) $99,900 cren
• 2024-04-01 Listed $99,900 cren
• 2023-09-20 Sold (Public Records) $95,000 Public Records
• 2016-02-05 Sold (Public Records) $96,500 Public Records
• 2015-10-23 Sold (Public Records) $100,100 Public Records
• 2015-05-15 Sold (MLS) $87,500 cren
• 2014-10-10 Listed $99,950 cren
• 2013-07-18 Sold (Public Records) $105,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $6,575 · +46.0% YoY. Source: county tax records.