21700 US Highway 6 #2009 · Keystone, CO 80435

$133,000

2 bd · 2.0 ba · 1,115 sqft · Condo public records · 107 Days on market

Built 1978 $300/mo HOA · 10% of rent ↓ 41% since listing

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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
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to own a piece of paradise at Lodgepole Condo in Keystone! This beautifully maintained, spacious 2-bedroom, 2-bathroom condo is now available for a 15% ownership share, which includes 7 weeks of use each year, plus an additional week every other year. Conveniently located next to the shuttle stop, this condo offers effortless access to the ski base areas as well as a variety of restaurants and shops in River Run Village. In the summer, you can take advantage of the nearby bike path or enjoy fishing in the scenic Snake River. Lodgepole amenities feature an indoor pool, hot tub, common laundry facilities, and a serene courtyard-providing the perfect setting to relax and unwind after a day on the slopes. Interior updates include new windows throughout, newer granite countertops and luxury tile flooring in the entry way and kitchen. Don't miss out on this exceptional opportunity!

Key facts

• Shuttle stop
• Ski base areas
• Fishing

Tags

• SHUTTLE STOP
• SKI BASE AREAS
• RESTAURANTS AND SHOPS
• BIKE PATH
• FISHING
• INDOOR POOL

Property features AI

Finance

• HOA & community: Professionally managed association (Keystone Property Management); Monthly HOA fee of $300 (annual $3,600); HOA covers cable TV, insurance, grounds maintenance, sewer, snow removal, trash, and water; No pets allowed

Exterior

• Parking: One off-street parking space (total 1)
• Utilities: Public sewer
• Home design: Residential low-rise building (1–3 stories); Individual ownership; Entry level is 2; One level unit; Two or more common walls (attached)
• Construction: Frame construction; Solar shingle roof
• Exterior features: Solar shingle roof; Frame construction

Interior

• Kitchen: Includes dishwasher, disposal, microwave, oven, range, refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heating
• Interior features: Dishwasher, Disposal, Microwave, Oven, Range, Refrigerator; Common-area laundry; Carpet flooring
• Laundry & utility: Laundry located in a common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $133k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 0.4% in Keystone — 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 49/100 on livability (#412 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A-; Watch: commute C-, 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: Summit Cove Elementary School (math 44% / reading 47%, grade D-, #268 of 966 statewide, top 28%, 226 students, 32% 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).
• Market conditions: 409 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 36% of the median local income ($97k/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 $920 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $121,030 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.19% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.28%
• DSCR: 2.48
• GRM: 3.8

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: 28.6%
• Equity multiple: 2.19×
• Total profit: $44,481
• Equity at exit: $19,831

10-year hold

• IRR: 36.1%
• Equity multiple: 4.34×
• Total profit: $124,476
• Equity at exit: $11,499

Cash invested: $37,240 (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 80435

• Active inventory: 409
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,911 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$214 /mo · $2,568/yr
• Insurance: −$55
• HOA: −$300
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $1,033

Break-even live

Break-even rent $1,604

Max offer price $133,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,108	-5% $1,070	+0% $1,033	+5% $995	+10% $957
Rent	-10% $803	-5% $918	+0% $1,033	+5% $1,148	+10% $1,263
Rate	-1.0pp $1,100	-0.5pp $1,067	base $1,033	+0.5pp $998	+1.0pp $963

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
433 Wild Irishman Rd Dillon, CO	2.0	2.0	872	$3,500	$4.01	3d	1	0.34mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $133,000 Active 107 DOM
2. 2026-06-18
   days on market $133,000 Active 106 DOM
3. 2026-06-17
   days on market $133,000 Active 105 DOM
4. 2026-06-16
   days on market $133,000 Active 104 DOM
5. 2026-06-15
   days on market $133,000 Active 103 DOM
6. 2026-06-14
   days on market $133,000 Active 101 DOM
7. 2026-06-12
   days on market $133,000 Active 100 DOM
8. 2026-06-09
   days on market $133,000 Active 97 DOM
9. 2026-06-08
   days on market $133,000 Active 96 DOM
10. 2026-06-07
    days on market $133,000 Active 95 DOM
11. 2026-06-05
    days on market $133,000 Active 92 DOM
12. 2026-06-02
    days on market $133,000 Active 90 DOM
13. 2026-06-01
    days on market $133,000 Active 89 DOM
14. 2026-05-31
    days on market $133,000 Active 88 DOM
15. 2026-05-30
    days on market $133,000 Active 87 DOM
16. 2026-03-04
    listed $133,000 Active 905-char remark

    Show marketing remark (905 chars)

    Rare opportunity to own a piece of paradise at Lodgepole Condo in Keystone! This beautifully maintained, spacious 2-bedroom, 2-bathroom condo is now available for a 15% ownership share, which includes 7 weeks of use each year, plus an additional week every other year. Conveniently located next to the shuttle stop, this condo offers effortless access to the ski base areas as well as a variety of restaurants and shops in River Run Village. In the summer, you can take advantage of the nearby bike path or enjoy fishing in the scenic Snake River. Lodgepole amenities feature an indoor pool, hot tub, common laundry facilities, and a serene courtyard-providing the perfect setting to relax and unwind after a day on the slopes. Interior updates include new windows throughout, newer granite countertops and luxury tile flooring in the entry way and kitchen. Don't miss out on this exceptional opportunity!

17. 2026-03-04
    listed $133,000 Active 905-char remark

    Show marketing remark (905 chars)

    Rare opportunity to own a piece of paradise at Lodgepole Condo in Keystone! This beautifully maintained, spacious 2-bedroom, 2-bathroom condo is now available for a 15% ownership share, which includes 7 weeks of use each year, plus an additional week every other year. Conveniently located next to the shuttle stop, this condo offers effortless access to the ski base areas as well as a variety of restaurants and shops in River Run Village. In the summer, you can take advantage of the nearby bike path or enjoy fishing in the scenic Snake River. Lodgepole amenities feature an indoor pool, hot tub, common laundry facilities, and a serene courtyard-providing the perfect setting to relax and unwind after a day on the slopes. Interior updates include new windows throughout, newer granite countertops and luxury tile flooring in the entry way and kitchen. Don't miss out on this exceptional opportunity!

18. 2026-02-17
    listed $133,000 Active 917-char remark

    Show marketing remark (917 chars)

    Rare opportunity to own a piece of paradise at Lodgepole Condo in Keystone! This beautifully maintained, spacious 2-bedroom, 2-bathroom condo is now available for a 15% ownership share, which includes 7 weeks of use each year, plus an additional week every other year. Conveniently located next to the shuttle stop, this condo offers effortless access to the ski base areas as well as a variety of restaurants and shops in River Run Village. In the summer, you can take advantage of the nearby bike path or enjoy fishing in the scenic Snake River. Lodgepole amenities feature an indoor pool, hot tub, common laundry facilities, and a serene courtyard—providing the perfect setting to relax and unwind after a day on the slopes. Interior updates include new windows throughout, newer granite countertops and luxury tile flooring in the entry way and kitchen. Don’t miss out on this exceptional opportunity!

19. 2000-05-30
    soldstatus $236,200
20. 2000-04-28
    soldstatus $225,500

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

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $2,568 · $214/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 11 d/yr ≥75°F today · 30 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: $34,931
• − Mortgage interest: −$7,450
• − Property taxes: −$2,568
• − Insurance: −$665
• − Repairs & maintenance: −$2,794
• − Management: −$2,794
• − HOA: −$3,600
• − Depreciation: −$3,869
• Taxable income: $11,190
• Est. tax owed @ 24.0%: −$2,686
• After-tax cash flow: $9,707/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 — Keystone

• Score: 49/100
• State rank: #412
• US rank: #25767

Category grades

Amenities F Commute C- Cost of living F Crime A- Employment B- Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keystone, CO
• County: Summit County · 31,352 people
• City population: 8,715
• Metro: Breckenridge, CO
• Population (ZIP): 8,715
• Household income: $97,463
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 302.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 32% Two or more races 20% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Portuguese 2% Romanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -237.44%
• Current HPI: 342.4123
• 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

-41.0% since first listed

5 events — show timeline

• 2026-03-04 Listed $133,000 IRES
• 2026-03-04 Listed $133,000 REColorado as Distributed by MLS Grid
• 2026-02-17 Listed $133,000 SAR
• 2000-05-30 Sold (Public Records) $236,200 Public Records
• 2000-04-28 Sold (Public Records) $225,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,568 · +3.3% YoY. Source: county tax records.