75 Snowflake Dr #314 · Breckenridge, CO 80424

$4,500

3 bd · 3.0 ba · 1,442 sqft · Timeshare public records · 1388 Days on market

Built 1998 Est $9k · 48% under $83/mo HOA · 2% 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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Seller Motivated. 3 bed lockoff Summer Even Years. This Interval International, 5 Star Resort is loaded with luxury, hospitality and onsite fun. The amenities include indoor/outdoor pools, hot tubs, saunas, steam rooms, workout facilities, restaurant, ski shop and complimentary resort shuttle. Get 2 weeks for one maintenance fee by splitting the unit into two one bedrooms or a two bedroom and a studio. Day Use & Bonus time now transfer on Resales!

Key facts

• Pool
• Built 1998
• Listed 1387 days

Property features AI

Finance

• Other: Building name: Grand Timber Lodge; Subdivision: GRAND TIMBER LODGE CONDO; Directions available from Park Ave to resort entrance
• HOA & community: Has homeowners association; Annual association fee (about $996) covering cable TV, electricity, gas, insurance, snow removal and security; Fitness center; Clubhouse; On-site management and reception area; Elevators

Exterior

• Parking: Underground, unassigned parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Phone available; Cable available/connected
• Home design: Residential timeshare; Single-story
• Construction: Asphalt roof
• Exterior features: Deck; Private and community pool; Spa/Hot tub; Has view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Oven; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Has heating
• Interior features: Elevator; Eat-in kitchen; Furnished; Gas fireplace; Therapeutic whirlpool
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $4k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $4k).
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.
• Cap rate 822.4% 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; 1 comparable units currently listed for rent nearby; high-income renter base; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 40% of the median local income ($121k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $31 of loan paydown is wiped out by about $135 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 1388 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 1388 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 89.30% ✓
• Cap rate: 822.42%
• Cash-on-cash: 2914.74%
• DSCR: 130.69
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $8,652
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 S Main St #4205L/week 1	0.48mi	3/3.0	1,545 (+7%)	14mo	$10,000	$6	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 152.43×
• Total profit: $190,803
• Equity at exit: $671

10-year hold

• IRR: —
• Equity multiple: 328.92×
• Total profit: $413,180
• Equity at exit: $389

Cash invested: $1,260 (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: 0.1×

Monthly cashflow live

• Estimated rent: $4,018 medium
• Mortgage (P&I): −$24
• Tax est. 1.5%: −$6 /mo · $68/yr
• Insurance: −$2
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$83
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $3,005

Break-even live

Break-even rent $215

Max offer price $4,500

Occupancy floor 20%

Sensitivity live

Price	-10% $3,008	-5% $3,006	+0% $3,005	+5% $3,003	+10% $3,002
Rent	-10% $2,687	-5% $2,846	+0% $3,005	+5% $3,164	+10% $3,322
Rate	-1.0pp $3,007	-0.5pp $3,006	base $3,005	+0.5pp $3,004	+1.0pp $3,003

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: $1,125
• Closing costs: $135
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E. Washington RD Breckenridge, CO	1.0–4.0	1.0–4.5	1760	$5,783	$3.29	2d	2	0.87mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-19
   days on market $4,500 Active 1388 DOM
2. 2026-06-18
   days on market $4,500 Active 1387 DOM
3. 2026-06-17
   days on market $4,500 Active 1386 DOM
4. 2026-06-16
   days on market $4,500 Active 1385 DOM
5. 2026-06-15
   days on market $4,500 Active 1384 DOM
6. 2026-06-14
   days on market $4,500 Active 1382 DOM
7. 2026-06-12
   days on market $4,500 Active 1381 DOM
8. 2026-06-09
   days on market $4,500 Active 1378 DOM
9. 2026-06-08
   days on market $4,500 Active 1377 DOM
10. 2026-06-07
    days on market $4,500 Active 1376 DOM
11. 2026-06-05
    days on market $4,500 Active 1373 DOM
12. 2026-06-02
    days on market $4,500 Active 1371 DOM
13. 2026-06-01
    days on market $4,500 Active 1370 DOM
14. 2026-05-31
    days on market $4,500 Active 1369 DOM
15. 2026-05-30
    days on market $4,500 Active 1368 DOM
16. 2021-06-14
    listed $4,500 Active

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 10 d/yr ≥73°F today · 28 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: $48,221
• − Mortgage interest: −$252
• − Property taxes: −$68
• − Insurance: −$689
• − Repairs & maintenance: −$3,858
• − Management: −$3,858
• − HOA: −$996
• − Depreciation: −$131
• Taxable income: $38,370
• Est. tax owed @ 24.0%: −$9,209
• After-tax cash flow: $26,850/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

1 event — show timeline

• 2021-06-14 Listed $4,500 SAR

Property tax history

+3.9%/yr

Latest (2025): $4,420 · -6.0% YoY. Source: county tax records.