1627 Ski Hill Rd Unit 1322EFGH · Breckenridge, CO 80424

$199,000

4 bd · 4.0 ba · 2,536 sqft · Timeshare · 1371 Days on market

Built 2016 $357/mo HOA · 9% 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

Grand Colorado Resort. Winter Plus, 4 bedroom, 2600 sq ft residence, sleeps 16 & has breath taking mountain views, and features king beds in all bedrooms, large soaking tub in master & 4 queen sleeper sofas, gourmet kitchen, fireplace, washer/dryer & private balcony. Out the back door, the Resort offers a 2,900-acre playground in every season. High speed lifts whisk skiers and riders to the slopes in the winter. The Breck Connect Gondola provides easy access to Historic Downtown Breckenridge.

Key facts

• Community pool
• Built 2016
• Listed 1370 days

Property features AI

Finance

• Other: Located in the Grand Colorado on Peak 8 subdivision; Driving directions: Park Avenue, turn west on Ski Hill Road, go 1.1 mile, resort on left
• HOA & community: Has homeowners association; Fitness center; Annual association fee of $4,280 (approximately $356.67/month); Association fee includes cable TV, electricity, gas, insurance, internet, structure maintenance, sewer, snow removal, trash, and water; On-site management; Conference room, reception area, screening room

Exterior

• Parking: Underground parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Water available; Sewer available
• Home design: Residential timeshare; Multi-family zoning
• Construction: Asphalt roof
• Exterior features: Community pool; Storage; Has view

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Has heating
• Interior features: Elevator; Furnished; Gas fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath timeshare listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1371 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 1371 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.92% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.79%
• DSCR: 2.24
• GRM: 4.3

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $50,210
• Equity at exit: $29,672

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $150,667
• Equity at exit: $17,206

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 80424

• Active inventory: 614
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,826 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$357
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $1,290

Break-even live

Break-even rent $2,193

Max offer price $199,000

Occupancy floor 61%

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

• Monthly dues: $357 · $4,284/yr

Listing history 18 events

1. 2026-06-19
   days on market $199,000 Active 1371 DOM
2. 2026-06-18
   days on market $199,000 Active 1370 DOM
3. 2026-06-17
   days on market $199,000 Active 1369 DOM
4. 2026-06-16
   days on market $199,000 Active 1368 DOM
5. 2026-06-15
   days on market $199,000 Active 1367 DOM
6. 2026-06-14
   days on market $199,000 Active 1365 DOM
7. 2026-06-12
   days on market $199,000 Active 1364 DOM
8. 2026-06-09
   days on market $199,000 Active 1361 DOM
9. 2026-06-08
   days on market $199,000 Active 1360 DOM
10. 2026-06-07
    days on market $199,000 Active 1359 DOM
11. 2026-06-05
    days on market $199,000 Active 1356 DOM
12. 2026-06-02
    days on market $199,000 Active 1354 DOM
13. 2026-06-01
    days on market $199,000 Active 1353 DOM
14. 2026-05-31
    days on market $199,000 Active 1352 DOM
15. 2026-05-30
    days on market $199,000 Active 1351 DOM
16. 2023-08-25
    status Active
17. 2023-08-09
    historical
18. 2021-05-14
    listed $199,000 Active

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

Taxation est. · year 1

• Rental income: $45,912
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$3,673
• − Management: −$3,673
• − HOA: −$4,284
• − Depreciation: −$5,789
• Taxable income: $13,366
• Est. tax owed @ 24.0%: −$3,208
• After-tax cash flow: $12,276/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
• 2023-08-09 Delisted — SAR
• 2021-05-14 Listed $199,000 SAR