102, Qtr 4 Grand Summit Way Unit 102, Qtr 4 · Dover, VT 05356

$19,500

1 bd · 1.0 ba · 589 sqft · Condo · 133 Days on market

Built 1998 $455/mo HOA · 47% 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 +6.1/10.0
• 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

Trailside! Use it, Rent it, Trade it! Does 13 weeks of vacation a year sound nice? Own this deeded quartershare property for 1 week every 28 days, on a rotating basis. This 1-of-a-kind, end-unit, slopeside 1-bedroom, 1 full bath unit has sleeping space for 4, and looks out over the Sundance Base Lodge and the Sundance Express, the new 6-person chairlift. Open-concept kitchen/dining room, and a living room with a queen sleeper sofa. There is a king-sized bed and a deck in the private bedroom. Benefits of Grand Summit ownership include the best ski-in/out mountain location available at Mount Snow. Use of the Grand Summit amenities all year-round, including valet parking, owner's private loun

Key facts

• Private bedroom
• Open-concept kitchen
• Slopeside unit

Tags

• DEEDED QUARTERSHARE PROPERTY
• SLOPESIDE UNIT
• OPEN-CONCEPT KITCHEN
• PRIVATE BEDROOM
• SKI-IN/OUT MOUNTAIN LOCATION
• GRAND SUMMIT AMENITIES

Property features AI

Finance

• Other: Resort property; Directions: Route 100 in West Dover to main entrance of Mount Snow; follow signs to Grand Summit Hotel
• Financial info: Timeshare/fractional ownership: Yes — 25% interest
• HOA & community: Condo association (Grand Summit) with condo fees; Quarterly association fee; Quarterly fee covers condo association fee, cooling, electric, heat, hot water, internet, landscaping, plowing, trash, and water; Association amenities include building maintenance, common acreage, coin laundry, exercise facility, hot tub, locker rooms, master insurance, playground, heated in-ground pool, sauna, snow removal, and trash removal

Exterior

• Parking: Shared parking / common driveway
• Utilities: Public water; Community sewer; 200 Amp electrical service; High-speed internet available on site
• Home design: Hotel-style property; Existing construction; Red exterior color; Unit 102, Quarter 4
• Construction: Built in 1998; Clapboard exterior and other construction materials; Asphalt shingle roof; Property surveyed
• Exterior features: Located on common/shared paved driveway; Adjoins state/national forest; Ski area and ski trailside access; Near golf course; Near skiing; Common acreage (8 acres); Part of Grand Summit condominium

Interior

• Kitchen: Electric cooktop; Electric stove; Microwave; Dishwasher; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wall heating units; Wall-mounted air conditioning units
• Interior features: 2 total rooms; Carpet and tile flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $20k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $20k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.

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 $577 of equity ($135 loan paydown + $442 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 $5k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $17,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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. 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?
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 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: 4.92% ✓
• Cap rate: 16.66%
• Cash-on-cash: 37.03%
• DSCR: 2.65
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.2%
• Equity multiple: 3.31×
• Total profit: $12,631
• Equity at exit: $7,976

10-year hold

• IRR: 43.1%
• Equity multiple: 6.73×
• Total profit: $31,285
• Equity at exit: $11,708

Cash invested: $5,460 (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: 1.7×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$102
• Tax est. 1.5%: −$24 /mo · $292/yr
• Insurance: −$8
• HOA: −$455
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $169

Break-even live

Break-even rent $747

Max offer price $19,500

Occupancy floor 77%

Sensitivity live

Price	-10% $182	-5% $175	+0% $169	+5% $162	+10% $155
Rent	-10% $93	-5% $131	+0% $169	+5% $206	+10% $244
Rate	-1.0pp $178	-0.5pp $173	base $169	+0.5pp $163	+1.0pp $158

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: $4,875
• Closing costs: $585
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $455 · $5,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $19,500 Active 133 DOM
2. 2026-06-17
   days on market $19,500 Active 132 DOM
3. 2026-06-16
   days on market $19,500 Active 131 DOM
4. 2026-06-15
   days on market $19,500 Active 130 DOM
5. 2026-06-14
   days on market $19,500 Active 128 DOM
6. 2026-06-10
   days on market $19,500 Active 125 DOM
7. 2026-06-09
   days on market $19,500 Active 124 DOM
8. 2026-06-08
   days on market $19,500 Active 123 DOM
9. 2026-06-07
   days on market $19,500 Active 122 DOM
10. 2026-06-05
    days on market $19,500 Active 119 DOM
11. 2026-06-03
    days on market $19,500 Active 118 DOM
12. 2026-06-02
    days on market $19,500 Active 117 DOM
13. 2026-06-01
    days on market $19,500 Active 116 DOM
14. 2026-05-31
    days on market $19,500 Active 115 DOM
15. 2026-05-31
    days on market $19,500 Active 114 DOM
16. 2026-02-05
    listed $19,500 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

• 🌡 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: $11,518
• − Mortgage interest: −$1,092
• − Property taxes: −$292
• − Insurance: −$98
• − Repairs & maintenance: −$921
• − Management: −$921
• − HOA: −$5,460
• − Depreciation: −$567
• Taxable income: $2,166
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $1,502/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

1 event — show timeline

• 2026-02-05 Listed $19,500 PrimeMLS