172 Beeler Pl #114 · Copper Mountain, CO 80443

$199,000

2 bd · 2.0 ba · 900 sqft · Condo public records · 65 Days on market

Built 2002 $608/mo HOA · 21% 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 +20.7/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +6.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your new opportunity for Ski Resort living at a “fraction” of the cost! This ¼ share ownership, in this 2 bedroom, 2 bathroom Cirque Condo at Copper Mountain offers the resort lifestyle in a Rocky Mountain location. A spacious living area and bedrooms allow you to spread out and relax on your weekend getaways. The dark bold wood finishes throughout the home pop, and add a flair of mountain contemporary many look for in their Colorado properties. Enjoy the countless amenities offered through the property, as well as the resort, including private hot-tubs and pools, in building workout facilities and underground parking. Walking distance to the slopes, get

Key facts

• Ski resort living
• Underground parking
• Copper mountain

Tags

• SKI RESORT LIVING
• COPPER MOUNTAIN
• PRIVATE HOT-TUBS
• IN BUILDING WORKOUT FACILITIES
• UNDERGROUND PARKING
• WALKING DISTANCE TO THE SLOPES

Property features AI

Finance

• Other: Directions available for Copper Mountain access
• HOA & community: Homeowners association with fitness center; Annual association fee of $7,297 (approximately $608.08/month); Building offers elevators, on-site management, and a screening room; Building name: Cirque Condo; Community features include a pool

Exterior

• Parking: Parking pad; Community parking structure; Unassigned parking
• Utilities: Public water; Electricity available; Natural gas available; Sewer available and connected; Cable available and connected
• Home design: Residential timeshare; Planned Unit Development zoning; Near public transit; Paved private maintained road
• Construction: Composition roof
• Exterior features: Patio; Barbecue; Community pool; Storage; Other outbuilding(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating
• Interior features: Furnished; Gas fireplace; Satellite dish
• Laundry & utility: Washer; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 32% 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 $8k 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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.44% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 5.8

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: 13.5%
• Equity multiple: 1.78×
• Total profit: $43,354
• Equity at exit: $91,400

10-year hold

• IRR: 15.4%
• Equity multiple: 3.31×
• Total profit: $128,686
• Equity at exit: $142,371

Cash invested: $55,720 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,866 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$260 /mo · $3,120/yr
• Insurance: −$83
• HOA: −$608
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $269

Break-even live

Break-even rent $2,525

Max offer price $199,000

Occupancy floor 86%

Sensitivity live

Price	-10% $382	-5% $326	+0% $269	+5% $213	+10% $157
Rent	-10% $43	-5% $156	+0% $269	+5% $382	+10% $496
Rate	-1.0pp $370	-0.5pp $320	base $269	+0.5pp $218	+1.0pp $165

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $608 · $7,296/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $199,000 Active 65 DOM
2. 2026-06-18
   days on market $199,000 Active 64 DOM
3. 2026-06-17
   days on market $199,000 Active 63 DOM
4. 2026-06-16
   days on market $199,000 Active 62 DOM
5. 2026-06-15
   days on market $199,000 Active 61 DOM
6. 2026-06-14
   days on market $199,000 Active 59 DOM
7. 2026-06-12
   days on market $199,000 Active 58 DOM
8. 2026-06-09
   days on market $199,000 Active 55 DOM
9. 2026-06-08
   days on market $199,000 Active 54 DOM
10. 2026-06-07
    days on market $199,000 Active 53 DOM
11. 2026-06-05
    days on market $199,000 Active 50 DOM
12. 2026-06-02
    days on market $199,000 Active 48 DOM
13. 2026-06-01
    days on market $199,000 Active 47 DOM
14. 2026-05-31
    days on market $199,000 Active 46 DOM
15. 2026-05-30
    days on market $199,000 Active 45 DOM
16. 2026-04-15
    listed $199,000 Active
17. 2024-01-29
    soldstatus $185,000
18. 2022-06-21
    soldstatus $139,000
19. 2020-10-07
    soldstatus $80,000
20. 2007-03-30
    soldstatus $122,000

ⓘ 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: $3,120 · $260/mo
• Projected year-2 tax: $3,120 · $260/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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: $34,387
• − Mortgage interest: −$11,147
• − Property taxes: −$3,120
• − Insurance: −$995
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − HOA: −$7,296
• − Depreciation: −$5,789
• Taxable income: $538
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $3,102/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

+63.1% since first listed

5 events — show timeline

• 2026-04-15 Listed $199,000 SAR
• 2024-01-29 Sold (Public Records) $185,000 Public Records
• 2022-06-21 Sold (Public Records) $139,000 Public Records
• 2020-10-07 Sold (Public Records) $80,000 Public Records
• 2007-03-30 Sold (Public Records) $122,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,120 · +15.3% YoY. Source: county tax records.