500 Village Rd Unit 409 416 · Breckenridge, CO 80424

$7,000

2 bd · 2.0 ba · 1,042 sqft · SingleFamily · 452 Days on market

Built 1998 Est $7k · at est. $328/mo HOA · 10% 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 +9.3/15.0
• 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

Five Star Hilton Resort!. Biennial Odd years, Floating Winter and Floating Summer, 22,400 points/odd years. Enjoy your winter vacation in Breck at this exclusive resort nestled near the base of Peak 9, located walking distance to the slopes and shops and dining. Each Villa has a gas fireplace. Amenities include hot tubs, heated pool, game room, fitness center, concierge service and complimentary in-town shuttle. Points are exchangeable with RCI or use them with Hilton properties. Sale qualifies for elite status. Note: the Association Fees posted are in the Odd years only. Club Dues and Taxes in the even years

Key facts

• Fitness center
• Hot tubs
• Gas fireplace

Tags

• WALKING DISTANCE TO SLOPES
• GAS FIREPLACE
• HOT TUBS
• HEATED POOL
• GAME ROOM
• FITNESS CENTER

Property features AI

Finance

• Other: Building name: Valdoro Mt. Lodge; Subdivision: Valdoro Mountain Lodge Condo; Zoning: Multi-Family; Directions: Park Ave to Village Road; resort on right
• HOA & community: Has homeowners association; Annual association fee of $3,936 (about $328/month); Fitness center; Snow removal; Building amenities include elevators, on-site management, reception area, steam room; Community pool

Exterior

• Parking: Underground parking
• Utilities: Public water; Public sewer; Septic tank; Electricity available; Natural gas available; Propane; Phone available; Water available; Cable available; Cable connected
• Home design: Residential timeshare
• Construction: Asphalt roof
• Exterior features: Deck; Private pool; Community pool; Spa / hot tub; Has view; City lot; Near public transit; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Range hood; Water purifier
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling; Gas fireplace
• Interior features: Elevator; Sauna; On-site management; Reception area; Steam room; Therapeutic whirlpool; Satellite dish; Furnished; See remarks
• Laundry & utility: Washer; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $7k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $7k).
• Recommended offer: $6k (12.0% below list) — sets the bar for market timing.
• Cap rate 370.6% 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.
• Market conditions: 614 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 31% 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 $48 of loan paydown is wiped out by about $210 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 452 days — a 12% lower offer ($6k) is reasonable based on typical stale-listing flexibility.

Recommended offer $6,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 452 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: 45.23% ✓
• Cap rate: 370.59%
• Cash-on-cash: 1301.07%
• DSCR: 58.89
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $7,294
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Village Rd #214	0.00mi	2/2.0	1,042 (0%)	2mo	$2,500	$2	98
500 Village Rd #120	0.00mi	2/2.0	1,042 (0%)	14mo	$6,000	$6	88
500 Village Rd Unit 319 415	0.00mi	2/2.0	1,042 (0%)	15mo	$11,000	$11	88
500 Village Rd #511	0.00mi	2/2.0	1,042 (0%)	18mo	$8,000	$8	85
600 S Main St #4310	0.34mi	2/2.0	1,031 (-1%)	11mo	$5,000	$5	73
75 Snowflake Dr #5206	0.19mi	2/2.0	1,150 (+10%)	6mo	$8,900	$8	69
430 S Ridge St Unit F3	0.37mi	2/2.5	1,024 (-2%)	11mo	$6,000	$6	68
600 S Main St #4408	0.34mi	2/2.0	989 (-5%)	13mo	$6,000	$6	64
865 Four Oclock Rd Unit E3	0.28mi	2/2.0	1,118 (+7%)	16mo	$588,000	$526	61
75 Snowflake Dr #5209	0.19mi	2/2.0	1,150 (+10%)	16mo	$8,000	$7	61
500 Village Rd. Rd #308	0.00mi	1/1.0 (-1)	917 (-12%)	12mo	$5,000	$5	61
401 S French St Unit G1	0.37mi	2/2.5	911 (-13%)	14mo	$8,000	$9	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 69.60×
• Total profit: $134,463
• Equity at exit: $1,044

10-year hold

• IRR: —
• Equity multiple: 150.18×
• Total profit: $292,383
• Equity at exit: $605

Cash invested: $1,960 (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: 614
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $3,166 medium
• Mortgage (P&I): −$37
• Tax est. 1.5%: −$9 /mo · $105/yr
• Insurance: −$3
• HOA: −$328
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $2,125

Break-even live

Break-even rent $476

Max offer price $7,000

Occupancy floor 28%

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: $1,750
• Closing costs: $210
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E. Washington RD Breckenridge, CO	1.0–4.0	1.0–4.5	1760	$4,067	$2.31	1d	2	0.70mi

HOA detail

• Monthly dues: $328 · $3,936/yr
• Likely covers: gaspoolgymdoorman

Listing history 16 events

1. 2026-06-19
   days on market $7,000 Active 452 DOM
2. 2026-06-18
   days on market $7,000 Active 451 DOM
3. 2026-06-17
   days on market $7,000 Active 450 DOM
4. 2026-06-16
   days on market $7,000 Active 449 DOM
5. 2026-06-15
   days on market $7,000 Active 448 DOM
6. 2026-06-14
   days on market $7,000 Active 446 DOM
7. 2026-06-12
   days on market $7,000 Active 445 DOM
8. 2026-06-09
   days on market $7,000 Active 442 DOM
9. 2026-06-08
   days on market $7,000 Active 441 DOM
10. 2026-06-07
    days on market $7,000 Active 440 DOM
11. 2026-06-05
    days on market $7,000 Active 437 DOM
12. 2026-06-02
    days on market $7,000 Active 435 DOM
13. 2026-06-01
    days on market $7,000 Active 434 DOM
14. 2026-05-31
    days on market $7,000 Active 433 DOM
15. 2026-05-30
    days on market $7,000 Active 432 DOM
16. 2025-03-24
    listed $7,000 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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 11 d/yr ≥73°F today · 29 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: $37,997
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$35
• − Repairs & maintenance: −$3,040
• − Management: −$3,040
• − HOA: −$3,936
• − Depreciation: −$204
• Taxable income: $27,246
• Est. tax owed @ 24.0%: −$6,539
• After-tax cash flow: $18,962/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

• Census place: Breckenridge, CO
• 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

1 event — show timeline

• 2025-03-24 Listed $7,000 SAR