600 S Main St #4301 · Breckenridge, CO 80424

$7,500

2 bd · 2.0 ba · 1,000 sqft · Timeshare public records · 328 Days on market

Built 2000 0.95 ac lot Garage $373/mo HOA · 12% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Enjoy the charm of Breckenridge in January and beyond with this 1/20th fractional ownership at The Residences at Main Street Station — Hyatt Vacation Club. This spacious two-bedroom residence includes a fixed Week 3, giving you 7 guaranteed days in the winter to enjoy world-class skiing, fresh snow, and a peaceful alpine atmosphere. In addition to your fixed winter week, you’ll receive 10 float days to use during the spring, summer, or fall. A great time to enjoy hiking, festivals, biking, and everything else Breckenridge has to offer throughout the year. That’s 17 days per year to experience this four season destination. Located in the heart of Breckenridge’s histor

Key facts

• Outdoor heated pool
• Historic district
• 0.95 acre lot

Tags

• OUTDOOR HEATED POOL
• HISTORIC DISTRICT

Property features AI

Finance

• HOA & community: Homeowners associationAnnual association fee of $4,475 (about $372.92/month)Fitness centerPoolBuilding amenities include elevators, on-site management, reception area, screening room, and WiFi

Exterior

• Parking: Assigned parkingUnderground parkingGarage
• Utilities: Public waterNo utilities listed
• Home design: Residential timeshare
• Construction: Concrete constructionSteel sidingAsphalt and metal roof
• Exterior features: Community poolStorageCity lotNear public transitPaved road

Interior

• Kitchen: DryerDishwasherElectric cooktopElectric rangeGarbage disposalMicrowaveWasher
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heatingRadiant heating
• Interior features: Eat-in kitchenFurnishedGas fireplace
• Laundry & utility: In-unit laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $8k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 323.9% vs local median 0.6% 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.
• Zoned schools: Breckenridge Elementary School (math 30% / reading 64%, grade D, #246 of 966 statewide, top 26%, 200 students, 7% 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 25% FRL track the district average.
• Market conditions: 628 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 308 units permitted in Summit County in 2024 (123 in 5+ unit buildings).
• This rent runs 30% 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 $52 of loan paydown is wiped out by about $225 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.

Recommended offer $6,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 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. 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?
8. 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.
9. 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.
10. 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: 40.68% ✓
• Cap rate: 323.92%
• Cash-on-cash: 1134.39%
• DSCR: 51.47
• GRM: 0.2

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: —
• Equity multiple: 60.76×
• Total profit: $125,497
• Equity at exit: $1,118

10-year hold

• IRR: —
• Equity multiple: 131.10×
• Total profit: $273,207
• Equity at exit: $648

Cash invested: $2,100 (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: 628
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $3,051 medium
• Mortgage (P&I): −$39
• Tax est. 1.5%: −$9 /mo · $112/yr
• Insurance: −$3
• HOA: −$373
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $1,985

Break-even live

Break-even rent $538

Max offer price $7,500

Occupancy floor 30%

Sensitivity live

Price	-10% $1,990	-5% $1,988	+0% $1,985	+5% $1,983	+10% $1,980
Rent	-10% $1,744	-5% $1,865	+0% $1,985	+5% $2,106	+10% $2,226
Rate	-1.0pp $1,989	-0.5pp $1,987	base $1,985	+0.5pp $1,983	+1.0pp $1,981

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: $1,875
• Closing costs: $225
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 E. Washington RD Breckenridge, CO	1.0–4.0	1.0–4.5	1760	$4,067	$2.31	5d	2	0.49mi

HOA detail

• Monthly dues: $373 · $4,476/yr

Listing history 18 events

1. 2026-06-22
   days on market $7,500 Active 328 DOM
2. 2026-06-21
   days on market $7,500 Active 327 DOM
3. 2026-06-19
   days on market $7,500 Active 325 DOM
4. 2026-06-18
   days on market $7,500 Active 324 DOM
5. 2026-06-17
   days on market $7,500 Active 323 DOM
6. 2026-06-16
   days on market $7,500 Active 322 DOM
7. 2026-06-15
   days on market $7,500 Active 321 DOM
8. 2026-06-14
   days on market $7,500 Active 319 DOM
9. 2026-06-12
   days on market $7,500 Active 318 DOM
10. 2026-06-09
    days on market $7,500 Active 315 DOM
11. 2026-06-08
    days on market $7,500 Active 314 DOM
12. 2026-06-07
    days on market $7,500 Active 313 DOM
13. 2026-06-05
    days on market $7,500 Active 310 DOM
14. 2026-06-02
    days on market $7,500 Active 308 DOM
15. 2026-06-01
    days on market $7,500 Active 307 DOM
16. 2026-05-31
    days on market $7,500 Active 306 DOM
17. 2026-05-30
    days on market $7,500 Active 305 DOM
18. 2025-07-29
    listed $7,500 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: $36,608
• − Mortgage interest: −$420
• − Property taxes: −$112
• − Insurance: −$38
• − Repairs & maintenance: −$2,929
• − Management: −$2,929
• − HOA: −$4,476
• − Depreciation: −$218
• Taxable income: $25,486
• Est. tax owed @ 24.0%: −$6,117
• After-tax cash flow: $17,705/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

1 event — show timeline

• 2025-07-29 Listed $7,500 SAR

Property tax history

+4.9%/yr

Latest (2025): $3,783 · +2.5% YoY. Source: county tax records.