17 Nellies Ct · Frisco, CO 80443

$320,196

1 bd · 1.0 ba · 548 sqft · SingleFamily · 18 Days on market

Built 2025 $195/mo HOA · 8% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Appreciation +6.6/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0

Listing remarks

This deed-restricted, mountain-modern single family home in Nellies Neighborhood offers efficient and affordable homeownership only 0.5 miles from Frisco's Main Street. Owner must be a full-time resident and work 30+ hours per week in Summit County. This unit is subject to restrictive covenants, and is being sold via a lottery administered by the SCHA. No offers to purchase outside of the lottery will be considered. Purchase requirements include an income limit of 133% AMI ($145,502 for a 1.5 person household) and assets equal to or lesser than 50% of sales price. 17 Nellie’s Court offers a highly functional layout that maximizes convenience, green energy efficiency, and storage. A ce

Key facts

• Ev wiring in garage
• Large covered deck
• 5kw pv solar system

Tags

• HIGHLY FUNCTIONAL LAYOUT
• 5KW PV SOLAR SYSTEM
• EV WIRING IN GARAGE
• LARGE COVERED DECK
• ENERGY STAR RATED APPLIANCES
• REFINED MODERN FINISHES

Property features AI

Finance

• Other: Green / energy efficient features for appliances, construction, HVAC, lighting, thermostat, water heater, and windows
• HOA & community: Homeowners association with annual fee; Annual HOA fee $2,340 (approximately $195/month)

Exterior

• Parking: Garage (1 space)
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available; Phone available; Cable available; Cable connected
• Home design: Single family residence; Two levels; Entry on level 2; Residential property
• Construction: Frame construction; Asphalt roof
• Exterior features: Deck; Patio; Has view; City lot; Landscaped; Near public transit; Paved road; Private maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Flooring: Vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump; Radiant floor heating
• Interior features: Eat-in kitchen; Unfurnished; In-unit laundry
• Laundry & utility: Washer; Dryer; Washer/Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (23.1% below list).
• Recommended offer: $246k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: 180 active listings in the ZIP; solid renter incomes; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.2% local appreciation)).
• Summit County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $246,304 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.77% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.72
• GRM: 10.8

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: 2.3%
• Equity multiple: 1.14×
• Total profit: $12,210
• Equity at exit: $147,066

10-year hold

• IRR: 5.8%
• Equity multiple: 1.91×
• Total profit: $81,392
• Equity at exit: $229,079

Cash invested: $89,655 (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: 180
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,463 medium
• Mortgage (P&I): −$1,679
• Tax est. 1.5%: −$400 /mo · $4,803/yr
• Insurance: −$133
• HOA: −$195
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-462

Break-even live

Break-even rent $3,048

Max offer price $253,344

Occupancy floor —

Sensitivity live

Price	-10% $-241	-5% $-351	+0% $-462	+5% $-573	+10% $-683
Rent	-10% $-657	-5% $-559	+0% $-462	+5% $-365	+10% $-267
Rate	-1.0pp $-301	-0.5pp $-381	base $-462	+0.5pp $-545	+1.0pp $-629

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: $80,049
• Closing costs: $9,606
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 14 events

1. 2026-06-19
   status $320,196 Pending 18 DOM
2. 2026-06-18
   days on market $320,196 Active 18 DOM
3. 2026-06-17
   days on market $320,196 Active 17 DOM
4. 2026-06-16
   days on market $320,196 Active 16 DOM
5. 2026-06-15
   days on market $320,196 Active 15 DOM
6. 2026-06-14
   days on market $320,196 Active 13 DOM
7. 2026-06-12
   days on market $320,196 Active 12 DOM
8. 2026-06-09
   days on market $320,196 Active 9 DOM
9. 2026-06-08
   days on market $320,196 Active 8 DOM
10. 2026-06-07
    days on market $320,196 Active 7 DOM
11. 2026-06-05
    days on market $320,196 Active 4 DOM
12. 2026-06-02
    days on market $320,196 Active 2 DOM
13. 2026-05-31
    remarks 693-char remark
14. 2026-05-31
    listed $320,196 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 12 d/yr ≥77°F today · 34 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: $29,556
• − Mortgage interest: −$17,936
• − Property taxes: −$4,803
• − Insurance: −$1,601
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − HOA: −$2,340
• − Depreciation: −$9,315
• Taxable loss: −$11,167
• Est. tax savings @ 24.0%: +$2,680
• After-tax cash flow: $-2,864/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

+4.1% since first listed

2 events — show timeline

• 2026-05-31 Listed $320,196 SAR
• 2024-06-09 Listed $307,500 SAR