250/252 Q4, 89 Grand Summit Way Unit 250/252 · Dover, VT 05356

$20,000

1 bd · 2.0 ba · 754 sqft · Condo · 162 Days on market

Built 1998 $582/mo HOA · 57% of rent ↓ 18% since listing

---

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 +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy the ski-on, ski-off lifestyle, while also experiencing the luxuries of hotel amenities with this spacious valley facing quarter share unit at the beautiful Grand Summit Hotel, directly at the base of Mount Snow! This sleep 6 condo is comprised of a studio unit (unit 252) with a queen murphy bed, kitchenette, sitting area and a full bathroom. This unit adjoins a hotel unit (unit 250) with 2 queen beds and another full bathroom. This sleep 6, lockout unit is perfect for family, guests or great rental options. Enjoy both units combined as a sleep 6, or use one unit, while renting out the other! Use it, Rent it, Trade it with 13 weeks of usage, you'll enjoy plenty of year round time. Bene

Key facts

• Outdoor heated pool
• Valet parking
• Full service spa

Tags

• VALLEY FACING
• HOTEL AMENITIES
• FULL SERVICE SPA
• OUTDOOR HEATED POOL
• PRIVATE OWNERS LIBRARY
• VALET PARKING

Property features AI

Finance

• Other: Located in Grand Summit Hotel development; Resort property; Directions: Route 100 North, left at blinking light (Mount Snow Resort entrance), right at bottom of hill, left on Pisgah Rd., left on Grand Summit Way
• Financial info: Timeshare/fractional ownership: Yes — 25% ownership
• HOA & community: Condo with quarterly fees; Quarterly condo fee approximately 1,746.40; Fee includes cable, cooling, electric, heat, hot water, internet, landscaping, plowing, sewer, trash and water; Association amenities include building maintenance, common acreage, coin laundry, elevator, exercise facility, hot tub, landscaping, locker rooms, master insurance, heated in-ground pool, sauna, snow removal, indoor storage and trash removal

Exterior

• Parking: Circular, shared, paved driveway
• Utilities: Public water; Public sewer; 200 amp electric service; High-speed internet at site; Cable available
• Home design: Adirondack hotel-style property; Existing construction; Red exterior color; Entry unit identified as 250/252
• Construction: Built in 1998; Clapboard exterior; Asphalt shingle roof
• Exterior features: Mountain and ski-area views; Trail/near trail and near paths; Trailside ski access; Adjoins state/national forest; Near skiing and near snowmobile trails; Near public transportation

Interior

• Kitchen: Dishwasher; Exhaust hood; Microwave; Electric range; Refrigerator
• Bedrooms: Unit contains bedrooms (specific bedroom level not provided)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Wall heating units; Wall AC units
• Interior features: Two total rooms; Carpet and tile flooring
• Laundry & utility: Coin laundry available in building

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $20k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 101 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $592 of equity ($138 loan paydown + $454 appreciation (2.3% local appreciation)).
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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. 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. 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.
7. 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.
8. 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: 5.13% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.39×
• Total profit: $7,776
• Equity at exit: $8,181

10-year hold

• IRR: 27.3%
• Equity multiple: 4.77×
• Total profit: $21,108
• Equity at exit: $12,009

Cash invested: $5,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 05356

• Home prices YoY: 1.2%
• Active inventory: 101
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$582
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $90

Break-even live

Break-even rent $912

Max offer price $20,000

Occupancy floor 86%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $582 · $6,984/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $20,000 Active 162 DOM
2. 2026-06-17
   days on market $20,000 Active 161 DOM
3. 2026-06-16
   days on market $20,000 Active 160 DOM
4. 2026-06-15
   days on market $20,000 Active 159 DOM
5. 2026-06-14
   days on market $20,000 Active 157 DOM
6. 2026-06-10
   days on market $20,000 Active 154 DOM
7. 2026-06-09
   days on market $20,000 Active 153 DOM
8. 2026-06-08
   days on market $20,000 Active 152 DOM
9. 2026-06-07
   days on market $20,000 Active 151 DOM
10. 2026-06-05
    days on market $20,000 Active 148 DOM
11. 2026-06-03
    days on market $20,000 Active 147 DOM
12. 2026-06-02
    days on market $20,000 Active 146 DOM
13. 2026-06-01
    days on market $20,000 Active 145 DOM
14. 2026-05-31
    days on market $20,000 Active 144 DOM
15. 2026-05-31
    days on market $20,000 Active 143 DOM
16. 2026-02-10
    price $20,000
17. 2026-01-07
    listed $24,500 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

• 🌡 Heat 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,313
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$985
• − Management: −$985
• − HOA: −$6,984
• − Depreciation: −$582
• Taxable income: $1,257
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $783/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)

No district data.

Livability — Dover

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 581

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Scotch-Irish 6% Scandinavian 5%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 3% Russian/Polish/Slavic 3%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.27%
• Current HPI: 183.2077
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-18.4% since first listed

2 events — show timeline

• 2026-02-10 Price Changed $20,000 PrimeMLS
• 2026-01-07 Listed $24,500 PrimeMLS