172 Beeler Pl Unit 108 B · Copper Mountain, CO 80443

$189,000

1 bd · 2.0 ba · 791 sqft · Timeshare · 229 Days on market

Built 2002 Est $169k · 12% over $539/mo HOA · 21% of rent

---

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 +19.7/30.0
• 1% rule +8.8/10.0
• Appreciation +6.6/10.0
• DSCR +6.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0

Listing remarks MLS

1/4 share opportunity in Copper Mtn for this furnished 1 BD, 2 BA unit. Views of the ski slopes, ground floor location for easy access to pool & hot tubs. Unit will sleep 6 with pull out sofas. Wonderful amenities include pool, hot tubs, fitness room, parking & more and available for owner use year round. W/ D in unit, ski locker & underground parking.

Key facts

• Epic views
• Fire pit
• Mountain-lux lobby

Tags

• HEATED POOL COURTYARD
• CUSTOM HOT TUB
• FIRE PIT
• GRILLING AREA
• EPIC VIEWS
• MOUNTAIN-LUX LOBBY

Property features AI

Finance

• Other: Private pool and community pool access; View present; Pets not allowed; Satellite dish present
• HOA & community: Homeowners association with annual fee (details provided); Annual association fee: $6,471 (equivalent to $539.25/month); Association amenities include a fitness center; Community features include a pool; Building amenities: elevators, on-site management, steam room; Building name: The Cirque; Subdivision: CIRQUE CONDO

Exterior

• Parking: Underground parking; Parking pad; Unassigned parking
• Utilities: Electricity available; Natural gas available; Water available; Sewer available and connected; Cable available and connected
• Home design: Residential timeshare; One level; Entry level is 1; Facing information not provided
• Construction: Asphalt and metal roof; 3 total stories
• Exterior features: Patio; City lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Entry level: 1
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Has heating
• Interior features: Furnished; Gas fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $189k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 $7k of equity ($1k loan paydown + $6k 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 $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $72k; list at $189k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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: 1.38% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $169,274
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Beeler Pl Unit 111C	0.02mi	2/2.0 (+1)	886 (+12%)	22mo	$190,000	$214	56

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: 12.7%
• Equity multiple: 1.74×
• Total profit: $38,900
• Equity at exit: $86,807

10-year hold

• IRR: 14.7%
• Equity multiple: 3.22×
• Total profit: $117,220
• Equity at exit: $135,217

Cash invested: $52,920 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,615 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$539
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $221

Break-even live

Break-even rent $2,336

Max offer price $189,000

Occupancy floor 87%

Sensitivity live

Price	-10% $351	-5% $286	+0% $221	+5% $155	+10% $90
Rent	-10% $14	-5% $117	+0% $221	+5% $324	+10% $427
Rate	-1.0pp $316	-0.5pp $269	base $221	+0.5pp $172	+1.0pp $122

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $539 · $6,468/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-15
   statusdays on market $189,000 Pending 229 DOM
2. 2026-06-14
   days on market $189,000 Active 228 DOM
3. 2026-06-12
   days on market $189,000 Active 227 DOM
4. 2026-06-09
   days on market $189,000 Active 224 DOM
5. 2026-06-08
   days on market $189,000 Active 223 DOM
6. 2026-06-07
   days on market $189,000 Active 222 DOM
7. 2026-06-05
   days on market $189,000 Active 219 DOM
8. 2026-06-02
   days on market $189,000 Active 217 DOM
9. 2026-06-01
   days on market $189,000 Active 216 DOM
10. 2026-05-31
    days on market $189,000 Active 215 DOM
11. 2026-05-30
    days on market $189,000 Active 214 DOM
12. 2025-10-28
    listed $189,000 Active
13. 2017-05-01
    soldstatus $72,000 372-char remark

    Show marketing remark (372 chars)

    1/4 share opportunity in Copper Mtn for this furnished 1 BD, 2 BA unit. Views of the ski slopes, ground floor location for easy access to pool & hot tubs. Unit will sleep 6 with pull out sofas. Wonderful amenities include pool, hot tubs, fitness room, parking & more and available for owner use year round. W/ D in unit, ski locker & underground parking.

14. 2015-01-16
    listed $82,500 372-char remark

    Show marketing remark (372 chars)

    1/4 share opportunity in Copper Mtn for this furnished 1 BD, 2 BA unit. Views of the ski slopes, ground floor location for easy access to pool & hot tubs. Unit will sleep 6 with pull out sofas. Wonderful amenities include pool, hot tubs, fitness room, parking & more and available for owner use year round. W/ D in unit, ski locker & underground parking.

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 13 d/yr ≥73°F today · 35 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: $31,377
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − HOA: −$6,468
• − Depreciation: −$5,498
• Taxable income: $24
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,641/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

+129.1% since first listed

3 events — show timeline

• 2025-10-28 Listed $189,000 SAR
• 2017-05-01 Sold (MLS) $72,000 SAR
• 2015-01-16 Listed $82,500 SAR