328, Qtr. 4 89 Grand Summit Way · Dover, VT 05356

$24,500

1 bd · 2.0 ba · 869 sqft · Timeshare · 75 Days on market

Built 1998 Est $40k · 39% under $670/mo HOA · 64% of rent ↓ 26% since listing

---

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
• Appreciation +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This one bedroom sleep 8 lockout is a second floor mountain view conveniently located next to the elevator, owners club and owners library.

Key facts

• Valet parking
• Open-concept kitchen
• Private lounge

Tags

• TOP FLOOR
• LOFT BEDROOM
• OPEN-CONCEPT KITCHEN
• VALET PARKING
• PRIVATE LOUNGE
• PRIVATE LIBRARY

Property features AI

Finance

• Other: Resort property; Common land acres associated with the development: 8 acres; Directions: Route 100, left at the blinking yellow light onto South Access Road; right onto Handle Rd.; left on Mount Snow Rd.; left onto Grand Summit Way.
• Financial info: Timeshare/fractional ownership: yes — 25% interest
• HOA & community: Condo fees apply (monthly); HOA fee listed as $670 monthly; Association fees include cable, cooling, electric, heat, hot water, internet, landscaping, plowing, recreation, sewer, trash, water, and building maintenance; Association amenities: elevator, coin laundry, exercise facility, hot tub, heated in-ground pool, sauna, locker rooms, indoor storage, security, snow removal, trash removal

Exterior

• Parking: Common/shared parking
• Security: Security included in association amenities
• Utilities: Public water; Public sewer; 200 Amp electrical service; High-speed internet at site; Cable available at site
• Home design: Hotel-style property; Existing construction; Part of Grand Summit Resort Hotel condominium
• Construction: Built in 1998; Wood siding and other construction materials; Asphalt shingle roof; Property surveyed
• Exterior features: Shared paved driveway; Adjoins state/national forest; Near shopping; Near skiing; Trail/near trail

Interior

• Kitchen: Dishwasher; Exhaust hood; Microwave; Refrigerator
• Bedrooms: One bedroom on level 1
• Flooring: Ceramic tile; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Propane heating; Wall heating units; Wall AC units
• Interior features: Two rooms; Mountain and ski-area views; Trail-side access
• Laundry & utility: Coin laundry available in building

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $24k.

Deal economics

• At list price, monthly cash flow is $-11 ($-131/yr) — negative.
• To cash-flow at today's rent, offer at most $23k (6.5% below list).
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $23k (6.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 101 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $725 of equity ($169 loan paydown + $556 appreciation (2.3% local appreciation)).
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y ago; this cycle's ask has dropped $28k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 64% of rent.

Recommended offer $22,916 (6.5% 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. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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.
7. 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.
8. 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: 4.28% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.91
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $39,974
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313, Qtr 4 89 Grand Summit Way #313	0.00mi	2/2.0 (+1)	878 (+1%)	16mo	$27,500	$31	80
201/203, Qtr 4 89 Grand Summit Way Unit 201/203	0.00mi	1/2.0	778 (-10%)	21mo	$36,000	$46	65

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

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.25×
• Total profit: $1,747
• Equity at exit: $10,021

10-year hold

• IRR: 9.1%
• Equity multiple: 2.31×
• Total profit: $8,984
• Equity at exit: $14,711

Cash invested: $6,860 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 05356

• Home prices YoY: 1.2%
• Active inventory: 101
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$128
• Tax est. 1.5%: −$31 /mo · $368/yr
• Insurance: −$10
• HOA: −$670
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-11

Break-even live

Break-even rent $1,062

Max offer price $22,916

Occupancy floor 96%

Sensitivity live

Price	-10% $6	-5% $-2	+0% $-11	+5% $-19	+10% $-28
Rent	-10% $-94	-5% $-52	+0% $-11	+5% $30	+10% $72
Rate	-1.0pp $1	-0.5pp $-5	base $-11	+0.5pp $-17	+1.0pp $-24

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $670 · $8,040/yr

Listing history 50 events

1. 2026-06-18
   days on market $24,500 Active 75 DOM
2. 2026-06-17
   days on market $24,500 Active 74 DOM
3. 2026-06-16
   days on market $24,500 Active 73 DOM
4. 2026-06-15
   days on market $24,500 Active 72 DOM
5. 2026-06-14
   days on market $24,500 Active 70 DOM
6. 2026-06-10
   days on market $24,500 Active 67 DOM
7. 2026-06-09
   days on market $24,500 Active 66 DOM
8. 2026-06-08
   days on market $24,500 Active 65 DOM
9. 2026-06-07
   days on market $24,500 Active 64 DOM
10. 2026-06-05
    days on market $24,500 Active 61 DOM
11. 2026-06-03
    days on market $24,500 Active 60 DOM
12. 2026-06-02
    days on market $24,500 Active 59 DOM
13. 2026-06-01
    days on market $24,500 Active 58 DOM
14. 2026-05-31
    days on market $24,500 Active 57 DOM
15. 2026-05-31
    days on market $24,500 Active 56 DOM
16. 2009-12-18
    soldstatus $37,000 139-char remark

    Show marketing remark (139 chars)

    This one bedroom sleep 8 lockout is a second floor mountain view conveniently located next to the elevator, owners club and owners library.

17. 2009-02-09
    soldstatus $31,000 123-char remark

    Show marketing remark (123 chars)

    Unit 208/210, Interval (4) is a 1-bedroom, 2 bath lockout quartershare unit at the Grand Summit Resort Hotel on Mount Snow.

18. 2009-01-30
    soldstatus $53,500
19. 2009-01-23
    soldstatus $20,000
20. 2008-12-31
    soldstatus $125,000
21. 2008-12-30
    soldstatus $32,000
22. 2008-12-11
    soldstatus $68,500
23. 2008-11-18
    soldstatus $16,000
24. 2008-11-14
    soldstatus $36,500
25. 2008-08-29
    soldstatus $59,500
26. 2008-07-31
    soldstatus $120,000
27. 2008-07-29
    soldstatus $21,108
28. 2008-06-04
    soldstatus $55,000
29. 2008-04-25
    soldstatus $40,000
30. 2008-04-18
    soldstatus $36,000
31. 2008-02-28
    soldstatus $69,900
32. 2008-02-22
    soldstatus $23,000
33. 2008-01-28
    soldstatus $54,000
34. 2008-01-25
    soldstatus $44,000
35. 2008-01-23
    soldstatus $45,000
36. 2008-01-23
    soldstatus $43,000
37. 2008-01-23
    soldstatus $43,000
38. 2007-12-10
    soldstatus $56,500
39. 2007-11-27
    listed $52,500
40. 2007-11-27
    listed $52,500
41. 2007-11-27
    listed $52,500
42. 2007-11-26
    listed $50,000
43. 2007-11-11
    listed $26,500

    Show marketing remark (123 chars)

    Unit 208/210, Interval (4) is a 1-bedroom, 2 bath lockout quartershare unit at the Grand Summit Resort Hotel on Mount Snow.

44. 2007-11-11
    listed $34,990 123-char remark

    Show marketing remark (123 chars)

    Unit 208/210, Interval (4) is a 1-bedroom, 2 bath lockout quartershare unit at the Grand Summit Resort Hotel on Mount Snow.

45. 2007-10-23
    soldstatus $67,000
46. 2007-10-20
    listed $58,950
47. 2007-10-04
    soldstatus $49,000
48. 2007-08-22
    listed $28,900
49. 2007-07-10
    listed $66,000
50. 2007-06-27
    soldstatus $26,500

ⓘ 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

• 🌡 Heat 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,583
• − Mortgage interest: −$1,372
• − Property taxes: −$368
• − Insurance: −$122
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − HOA: −$8,040
• − Depreciation: −$713
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $-120/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)

No district data.

Livability — Dover

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 581

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Scotch-Irish 6% Scandinavian 5%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 3% Russian/Polish/Slavic 3%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.27%
• Current HPI: 183.2077
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-26.0% since first listed

50 events — show timeline

• 2009-12-18 Sold (MLS) $37,000 PrimeMLS
• 2009-02-09 Sold (MLS) $31,000 PrimeMLS
• 2009-01-30 Sold (MLS) $53,500 PrimeMLS
• 2009-01-23 Sold (MLS) $20,000 PrimeMLS
• 2008-12-31 Sold (MLS) $125,000 PrimeMLS
• 2008-12-30 Sold (MLS) $32,000 PrimeMLS
• 2008-12-11 Sold (MLS) $68,500 PrimeMLS
• 2008-11-18 Sold (MLS) $16,000 PrimeMLS
• 2008-11-14 Sold (MLS) $36,500 PrimeMLS
• 2008-08-29 Sold (MLS) $59,500 PrimeMLS
• 2008-07-31 Sold (MLS) $120,000 PrimeMLS
• 2008-07-29 Sold (MLS) $21,108 PrimeMLS
• 2008-06-04 Sold (MLS) $55,000 PrimeMLS
• 2008-04-25 Sold (MLS) $40,000 PrimeMLS
• 2008-04-18 Sold (MLS) $36,000 PrimeMLS
• 2008-02-28 Sold (MLS) $69,900 PrimeMLS
• 2008-02-22 Sold (MLS) $23,000 PrimeMLS
• 2008-01-28 Sold (MLS) $54,000 PrimeMLS
• 2008-01-25 Sold (MLS) $44,000 PrimeMLS
• 2008-01-23 Sold (MLS) $43,000 PrimeMLS
• 2008-01-23 Sold (MLS) $43,000 PrimeMLS
• 2008-01-23 Sold (MLS) $45,000 PrimeMLS
• 2007-12-10 Sold (MLS) $56,500 PrimeMLS
• 2007-11-27 Listed $52,500 PrimeMLS
• 2007-11-27 Listed $52,500 PrimeMLS
• 2007-11-27 Listed $52,500 PrimeMLS
• 2007-11-26 Listed $50,000 PrimeMLS
• 2007-11-11 Listed $34,990 PrimeMLS
• 2007-11-11 Listed $26,500 PrimeMLS
• 2007-10-23 Sold (MLS) $67,000 PrimeMLS
• 2007-10-20 Listed $58,950 PrimeMLS
• 2007-10-04 Sold (MLS) $49,000 PrimeMLS
• 2007-08-22 Listed $28,900 PrimeMLS
• 2007-07-10 Listed $66,000 PrimeMLS
• 2007-06-27 Sold (MLS) $26,500 PrimeMLS
• 2007-06-22 Sold (MLS) $25,000 PrimeMLS
• 2007-05-31 Sold (MLS) $115,000 PrimeMLS
• 2007-05-31 Sold (MLS) $115,000 PrimeMLS
• 2007-05-31 Sold (MLS) $115,000 PrimeMLS
• 2007-05-31 Sold (MLS) $115,000 PrimeMLS
• 2007-05-31 Sold (MLS) $38,500 PrimeMLS
• 2007-05-03 Sold (MLS) $40,500 PrimeMLS
• 2007-05-01 Sold (MLS) $72,000 PrimeMLS
• 2007-04-30 Listed $134,900 PrimeMLS
• 2007-04-27 Sold (MLS) $34,500 PrimeMLS
• 2007-04-20 Sold (MLS) $35,500 PrimeMLS
• 2007-04-11 Sold (MLS) $23,800 PrimeMLS
• 2007-03-12 Listed $39,900 PrimeMLS
• 2007-03-07 Listed $24,500 PrimeMLS
• 2007-02-09 Sold (MLS) $50,000 PrimeMLS