1627 Ski Hill Rd Unit 1221A · Breckenridge, CO 80424

$125,000

1 bd · 1.5 ba · 852 sqft · Timeshare public records · 1059 Days on market

Built 2016 $99/mo HOA · 4% of rent

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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
• 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

An annual and magical Christmas vacation awaits you at The Grand Colorado, Breckenridge Residence, at the base of Peak 8. The one bedroom residence sleeps 4 and features a king bed, large soaking tub, queen sleeper sofa, flat screen TV's, fully equipped gourmet kitchen, fireplace, private balcony and washer/dryer. This high demand, coveted resort offers luxurious Residences with onsite access to everything you need - restaurants, hot tubs, pools, underground heated parking, scheduled activities for family of all ages and an easy walk out to the Colorado and Rocky Mountain chairlifts. This luxury condo is perfectly located with convenient ski-in/ski-out access, amazing hot tubs one floor dir

Key facts

• Community pool
• Built 2016
• Listed 1058 days

Property features AI

Finance

• Other: On-site management; Conference room; Reception area; Screening room
• HOA & community: Homeowners association with annual fee; Association amenities include fitness center; Association fee includes cable TV, electricity, gas, insurance, internet, sewer, snow removal, trash, water

Exterior

• Parking: Underground parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Water available; Sewer available
• Home design: Residential timeshare; Timeshare common interest; New construction; Has view
• Construction: Asphalt roof
• Exterior features: Community pool; Storage

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating
• Interior features: Elevator; Furnished; Gas fireplace
• Laundry & utility: Washer; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath timeshare listed at $125k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; high-income renter base; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1059 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 1059 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.91% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.95%
• DSCR: 1.98
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.8%
• Equity multiple: 1.59×
• Total profit: $20,793
• Equity at exit: $18,638

10-year hold

• IRR: 23.6%
• Equity multiple: 3.05×
• Total profit: $71,717
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,389 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$441 /mo · $5,287/yr
• Insurance: −$52
• HOA: −$99
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $640

Break-even live

Break-even rent $1,579

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $711	-5% $676	+0% $640	+5% $605	+10% $569
Rent	-10% $451	-5% $546	+0% $640	+5% $735	+10% $829
Rate	-1.0pp $703	-0.5pp $672	base $640	+0.5pp $608	+1.0pp $575

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $99 · $1,188/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-19
   days on market $125,000 Active 1059 DOM
2. 2026-06-18
   days on market $125,000 Active 1058 DOM
3. 2026-06-17
   days on market $125,000 Active 1057 DOM
4. 2026-06-16
   days on market $125,000 Active 1056 DOM
5. 2026-06-15
   days on market $125,000 Active 1055 DOM
6. 2026-06-14
   days on market $125,000 Active 1053 DOM
7. 2026-06-12
   days on market $125,000 Active 1052 DOM
8. 2026-06-09
   days on market $125,000 Active 1049 DOM
9. 2026-06-08
   days on market $125,000 Active 1048 DOM
10. 2026-06-07
    days on market $125,000 Active 1047 DOM
11. 2026-06-05
    days on market $125,000 Active 1044 DOM
12. 2026-06-02
    days on market $125,000 Active 1042 DOM
13. 2026-06-01
    days on market $125,000 Active 1041 DOM
14. 2026-05-31
    days on market $125,000 Active 1040 DOM
15. 2026-05-30
    days on market $125,000 Active 1039 DOM
16. 2023-08-25
    status Active
17. 2023-08-14
    historical
18. 2023-07-15
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $5,287 · $441/mo
• Projected year-2 tax: $5,287 · $441/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,670
• − Mortgage interest: −$7,002
• − Property taxes: −$5,287
• − Insurance: −$625
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − HOA: −$1,188
• − Depreciation: −$3,636
• Taxable income: $6,344
• Est. tax owed @ 24.0%: −$1,523
• After-tax cash flow: $6,160/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

3 events — show timeline

• 2023-08-25 Relisted — SAR
• 2023-08-14 Delisted — SAR
• 2023-07-15 Listed $125,000 SAR

Property tax history

+18.0%/yr

Latest (2025): $5,287 · +14.6% YoY. Source: county tax records.