189 Ten Mile Cir #231 · Copper Mountain, CO 80443

$7,000

2 bd · 3.0 ba · 1,218 sqft · Timeshare public records · 6 Days on market

Built 1982 1.44 ac lot $242/mo HOA · 8% of rent

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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 +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Week #51 EVERY YEAR! Late December is the very best time to visit the Copper Mountain Resort! This beautiful 2 bedroom /3 bath condo is just steps from Copper's American Eagle Ski Lift, ski rental shops, restaurants & plenty of shopping! Walk along heated paths & enjoy all of Copper's winter activities including skiing, snowboarding, snowshoeing, cross country skiing, dinner sleigh rides & more!

Key facts

• Large balcony
• 1.44 acre lot
• Built 1982

Tags

• VIEWS OF THE TEN MILE RANGE
• LARGE BALCONY
• CENTRALLY LOCATED END UNIT
• WALKING DISTANCE TO THE LIFTS
• WALKING DISTANCE TO THE LAKE

Property features AI

Finance

• Other: Planned Unit Development zoning
• HOA & community: Homeowners association with annual fee; Annual association fee approximately $2,908 (about $242.33/month); Building has elevators

Exterior

• Parking: Underground, unassigned parking
• Utilities: Public water; Cable available; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Residential timeshare; Common interest timeshare
• Construction: Concrete construction
• Exterior features: Metal roof; City lot; Near public transit; Paved road access; Has a view

Interior

• Kitchen: Dishwasher; Electric cooktop; Disposal; Microwave; Refrigerator
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Central heating; Hot water heating
• Interior features: Furnished; Gas fireplace
• Laundry & utility: Laundry room / common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath timeshare 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).
• Cap rate 379.3% 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).
• This rent runs 34% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $270 of equity ($48 loan paydown + $222 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $7,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 44.59% ✓
• Cap rate: 379.27%
• Cash-on-cash: 1332.06%
• DSCR: 60.27
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 72.26×
• Total profit: $139,674
• Equity at exit: $3,215

10-year hold

• IRR: —
• Equity multiple: 155.70×
• Total profit: $303,216
• Equity at exit: $5,008

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 80443

• Home prices YoY: 1.3%
• Active inventory: 173
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $3,122 medium
• Mortgage (P&I): −$37
• Tax est. 1.5%: −$9 /mo · $105/yr
• Insurance: −$3
• HOA: −$242
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $2,176

Break-even live

Break-even rent $368

Max offer price $7,000

Occupancy floor 25%

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: —

HOA detail

• Monthly dues: $242 · $2,904/yr

Listing history 7 events

1. 2026-06-19
   days on market $7,000 Active 6 DOM
2. 2026-06-18
   days on market $7,000 Active 5 DOM
3. 2026-06-17
   days on market $7,000 Active 4 DOM
4. 2026-06-16
   days on market $7,000 Active 3 DOM
5. 2026-06-15
   days on market $7,000 Active 2 DOM
6. 2026-06-14
   remarks 420-char remark
7. 2026-06-14
   listed $7,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 13 d/yr ≥73°F today · 34 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: $37,459
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$35
• − Repairs & maintenance: −$2,997
• − Management: −$2,997
• − HOA: −$2,904
• − Depreciation: −$204
• Taxable income: $27,826
• Est. tax owed @ 24.0%: −$6,678
• After-tax cash flow: $19,430/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

+42.9% since first listed

7 events — show timeline

• 2026-06-13 Listed $7,000 SAR
• 2016-04-11 Sold (Public Records) $15,000 Public Records
• 2016-01-22 Sold (Public Records) $8,000 Public Records
• 2016-01-20 Sold (MLS) $8,000 SAR
• 2015-08-26 Listed $9,500 SAR
• 2014-06-16 Sold (MLS) $4,000 SAR
• 2014-04-25 Listed $4,900 SAR

Property tax history

+4.6%/yr

Latest (2025): $3,132 · +21.6% YoY. Source: county tax records.