102 Peak One Cir · Frisco, CO 80443

$163,643

2 bd · 2.0 ba · 867 sqft · Condo public records · 34 Days on market

Built 1997 $338/mo HOA · 12% 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
• Appreciation +6.6/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Newly renovated condo with 2 beds and 2 baths. move in ready! This property is a lottery property through Summit Combined Housing Authority. Lottery results and order from 2024 are being honored on this property, no new lottery will be done.

Key facts

• $338 HOA
• Garage
• Built 1997

Property features AI

Finance

• Other: Property currently used for residential purposes; Directions: Hwy 9 in Frisco, south onto Peak One Blvd at roundabout. Complex is directly across from the Senior Center. Right onto Peak One Circle, first left, condo is at end on the left.
• HOA & community: Homeowners association with an annual fee of $4,056 (about $338/month); Subdivision: Ophir Mountain Village Condominiums

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Sewer connected; Water available
• Home design: Residential condominium; One level; Entry level: 1; Zoned for multi-family
• Construction: Condominium construction
• Exterior features: Shingle roof; Paved road access

Interior

• Kitchen: Electric range; Range hood; Dishwasher; Garbage disposal
• Bedrooms: Total of 6 rooms (bedroom breakdown not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Cooling present
• Interior features: Eat-in kitchen; Unfurnished; Has a view; Near public transit
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $164k).
• Recommended offer: $159k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 0.9% in Frisco — 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 74/100 on livability (#40 in CO, #4,959 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety B+; Watch: amenities F, cost of living 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.
• Zoned schools: Frisco Elementary School (math 34% / reading 47%, grade F, #342 of 966 statewide, top 36%, 232 students, 19% FRL); Summit Middle School (math 24% / reading 38%, grade F, #126 of 270 statewide, top 46%, 764 students, 38% FRL); Summit High School (math 37% / reading 62%, grade D, #115 of 381 statewide, top 34%, 1,132 students, 29% FRL) — zoned schools at 29% FRL track the district average.
• 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 $6k of equity ($1k loan paydown + $5k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $132k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $158,733 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.75% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.80%
• DSCR: 2.10
• GRM: 4.8

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: 31.2%
• Equity multiple: 2.78×
• Total profit: $81,655
• Equity at exit: $75,161

10-year hold

• IRR: 31.5%
• Equity multiple: 5.46×
• Total profit: $204,575
• Equity at exit: $117,076

Cash invested: $45,820 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,856 medium
• Mortgage (P&I): −$858
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$68
• HOA: −$338
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $947

Break-even live

Break-even rent $1,657

Max offer price $163,643

Occupancy floor 62%

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: $40,911
• Closing costs: $4,909
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $338 · $4,056/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   status $163,643 Pending 34 DOM
2. 2026-06-18
   days on market $163,643 Active 34 DOM
3. 2026-06-17
   days on market $163,643 Active 33 DOM
4. 2026-06-16
   days on market $163,643 Active 32 DOM
5. 2026-06-15
   days on market $163,643 Active 31 DOM
6. 2026-06-14
   days on market $163,643 Active 29 DOM
7. 2026-06-12
   days on market $163,643 Active 28 DOM
8. 2026-06-09
   days on market $163,643 Active 25 DOM
9. 2026-06-08
   days on market $163,643 Active 24 DOM
10. 2026-06-07
    days on market $163,643 Active 23 DOM
11. 2026-06-05
    days on market $163,643 Active 20 DOM
12. 2026-06-02
    days on market $163,643 Active 18 DOM
13. 2026-06-01
    days on market $163,643 Active 17 DOM
14. 2026-05-31
    days on market $163,643 Active 16 DOM
15. 2026-05-30
    days on market $163,643 Active 15 DOM
16. 2026-05-15
    listed $163,643 Active
17. 2024-04-26
    status Pending
18. 2024-04-26
    status Pending Accepting Backup Offers
19. 2024-04-26
    historical
20. 2024-04-26
    historical
21. 2024-04-02
    listed $158,280 Active
22. 2024-04-02
    listed $158,280 Active
23. 2015-08-26
    soldstatus $131,525
24. 2006-08-02
    soldstatus $113,564
25. 2003-11-13
    soldstatus $105,290
26. 1998-03-05
    soldstatus $90,000

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$363/yr (+$30/mo · 67.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 11 d/yr ≥79°F today · 29 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,267
• − Mortgage interest: −$9,167
• − Property taxes: −$537
• − Insurance: −$818
• − Repairs & maintenance: −$2,741
• − Management: −$2,741
• − HOA: −$4,056
• − Depreciation: −$4,761
• Taxable income: $9,446
• Est. tax owed @ 24.0%: −$2,267
• After-tax cash flow: $9,095/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 — Frisco

• Score: 74/100
• State rank: #40
• US rank: #4959

Category grades

Amenities F Commute A+ Cost of living F Crime B- Employment A+ Housing C Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Summit County · 31,352 people
• City population: 3,992
• 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

+81.8% since first listed

11 events — show timeline

• 2026-05-15 Listed $163,643 SAR
• 2024-04-26 Pending — IRES
• 2024-04-26 Pending — REColorado as Distributed by MLS Grid
• 2024-04-26 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-04-26 Listing Removed — IRES
• 2024-04-02 Listed $158,280 REColorado as Distributed by MLS Grid
• 2024-04-02 Listed $158,280 IRES
• 2015-08-26 Sold (Public Records) $131,525 Public Records
• 2006-08-02 Sold (Public Records) $113,564 Public Records
• 2003-11-13 Sold (Public Records) $105,290 Public Records
• 1998-03-05 Sold (Public Records) $90,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $537 · +63.9% YoY. Source: county tax records.