189 Ten Mile Cir Unit 531 - Week 39 · Copper Mountain, CO 80443

$1,600

2 bd · 3.0 ba · 1,193 sqft · SingleFamily · 55 Days on market

Built 1982 1.44 ac lot $75/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 +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

Own your slice of the Rockies with this 1-week ownership opportunity – Week 39 at Copper Mountain! This deeded ownership gives you the perfect chance to enjoy a stunning early fall escape, when the mountains begin to glow with Colorado’s famous golden aspens and crisp alpine air. Located in the heart of Copper’s Village Square, this spacious 2-bedroom, 3-bath lock-off condo offers over 1,200 square feet of comfortable living. The flexible lock-off design allows you to use the full unit or split it into separate spaces. Fully furnished and move-in ready, the condo features a well-appointed kitchen, ample sleeping space, and all the comforts of a true mountain retreat. Step

Key facts

• 1.44 acre lot
• Built 1982
• Listed 54 days

Property features AI

Finance

• Other: Directions: I-70 to Exit 195 (Copper Mountain), right at first light onto Copper Road (Copper Mountain Resort entrance). At second stop sign, left onto Ten Mile Circle. Village Square is the first building on the right, 189 Ten Mile Circle. Free parking is on the opposite side of the traffic circle from the building.
• HOA & community: Homeowners association with an annual fee of $896 (about $74.67/month); Community amenities include golf and clubhouse; Building has elevators

Exterior

• Parking: Underground parking
• Utilities: Public water; Cable available; Electricity available; Natural gas available; Sewer connected
• Home design: Residential timeshare; Multi-family zoning
• Exterior features: Metal roof; City lot; Near public transit; Paved road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Hot water heating
• Interior features: Furnished; Gas fireplace; Has view
• Laundry & utility: Common area laundry

🏷️ Possibly a rental listed for sale. The $1,600 price doesn't fit this home's estimated sale value (~$17,895) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 1787.8% 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 $62 of equity ($11 loan paydown + $51 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 $448 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,552 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 194.73% ✓
• Cap rate: 1787.76%
• Cash-on-cash: 6362.39%
• DSCR: 284.09
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $17,895
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Tenmile Cir Unit 531/533	0.00mi	2/3.0	1,193 (0%)	4mo	$5,000	$4	97
189 Ten Mile Circle Cir Unit 231/233	0.00mi	2/3.0	1,218 (+2%)	9mo	$17,500	$14	89
189 Ten Mile Cir Unit 331/333	0.02mi	2/3.0	1,188 (-0%)	16mo	$14,500	$12	85
172 Beeler Pl Unit 115 B	0.30mi	2/2.0	1,241 (+4%)	8mo	$200,000	$161	68
172 Beeler Pl Unit 217 B	0.30mi	2/2.0	1,074 (-10%)	2mo	$208,000	$194	64
189 Ten Mile Cir Unit 347/349	0.02mi	2/2.0	1,070 (-10%)	18mo	$11,000	$10	63
189 Ten Mile Cir Unit 449/447	0.02mi	2/2.0	1,045 (-12%)	19mo	$14,000	$13	59
82 Wheeler Cir Unit 314C	0.55mi	2/2.0	1,111 (-7%)	3mo	$16,500	$15	57
82 Wheeler Cir Unit 317D	0.55mi	2/2.0	1,111 (-7%)	4mo	$90,000	$81	56
82 Wheeler Cir Unit 314A-3	0.55mi	2/2.0	1,111 (-7%)	6mo	$15,000	$14	54
172 Beeler Pl Unit 213D	0.30mi	2/2.0	1,028 (-14%)	15mo	$235,000	$229	46
82 Wheeler Cir Unit 315B-4/B-6	0.55mi	2/2.0	1,111 (-7%)	16mo	$27,500	$25	46

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 339.36×
• Total profit: $151,584
• Equity at exit: $735

10-year hold

• IRR: —
• Equity multiple: 732.51×
• Total profit: $327,716
• Equity at exit: $1,145

Cash invested: $448 (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

Monthly cashflow live

• Estimated rent: $3,116 medium
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $24/yr
• Insurance: −$1
• HOA: −$75
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $2,375

Break-even live

Break-even rent $109

Max offer price $1,600

Occupancy floor 19%

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: $400
• Closing costs: $48
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 16 events

1. 2026-06-19
   days on market $1,600 Active 55 DOM
2. 2026-06-18
   days on market $1,600 Active 54 DOM
3. 2026-06-17
   days on market $1,600 Active 53 DOM
4. 2026-06-16
   days on market $1,600 Active 52 DOM
5. 2026-06-15
   days on market $1,600 Active 51 DOM
6. 2026-06-14
   days on market $1,600 Active 49 DOM
7. 2026-06-12
   days on market $1,600 Active 48 DOM
8. 2026-06-09
   days on market $1,600 Active 45 DOM
9. 2026-06-08
   days on market $1,600 Active 44 DOM
10. 2026-06-07
    days on market $1,600 Active 43 DOM
11. 2026-06-05
    days on market $1,600 Active 40 DOM
12. 2026-06-02
    days on market $1,600 Active 38 DOM
13. 2026-06-01
    days on market $1,600 Active 37 DOM
14. 2026-05-31
    days on market $1,600 Active 36 DOM
15. 2026-05-30
    days on market $1,600 Active 35 DOM
16. 2026-04-24
    listed $1,600 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 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: $37,388
• − Mortgage interest: −$90
• − Property taxes: −$24
• − Insurance: −$8
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − HOA: −$900
• − Depreciation: −$47
• Taxable income: $30,337
• Est. tax owed @ 24.0%: −$7,281
• After-tax cash flow: $21,223/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

1 event — show timeline

• 2026-04-24 Listed $1,600 SAR