172 Beeler Pl Unit 116A · Copper Mountain, CO 80443

$149,000

1 bd · 1.0 ba · 630 sqft · Timeshare · 171 Days on market

Built 2002 2.51 ac lot $443/mo HOA · 18% of rent

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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 +28.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

13 Week Ownership Opportunity - Copper's PREMIER Quarter-Ownership Property offering heated pools, HUGE hot tub, fire pit, custom grilling area, fitness room, media & kids rooms, heated garage & private owner ski lockers! Dues cover everything. Owners are spoiled via DAY USE, yielding access to the property (including parking) 365 days per year. Rent out unused time effortlessly to offset costs & start enjoying family ski vacations NOW. A great price to get into turn-key ski resort ownership!

Key facts

• Heated pools
• Fire pit
• Fitness room

Tags

• HEATED POOLS
• LARGE HOT TUB
• FIRE PIT
• CUSTOM GRILLING AREA
• FITNESS ROOM
• MEDIA ROOM

Property features AI

Finance

• Other: Has private pool; community pool access
• HOA & community: Homeowners association with annual fee; Association amenities include fitness center; Community features include golf and pool; Building features include elevators, on-site management, storage, and WiFi

Exterior

• Parking: Underground parking; Parking pad; Unassigned parking
• Utilities: Public water; Cable available and connected; Additional utilities: see remarks
• Home design: Residential timeshare; One level; Entry on level 1
• Construction: Asphalt roof
• Exterior features: Patio; Barbecue; Storage; Has view; Located on golf course; Near public transit; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Furnished; Gas fireplace
• Laundry & utility: In-unit washer and dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath timeshare listed at $149k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 1.4% in Copper Mountain — 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 65/100 on livability (#164 in CO) — a middle-class / working-renter tenant base. Strengths: crime A, employment B+, health & safety B+; Watch: cost of living C-, amenities F, commute 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.
• Market conditions: 173 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 $6k of equity ($1k loan paydown + $5k appreciation (3.2% local appreciation)).
• Summit County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 171 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $149k implies a 161% gain — meaningful room to come down on a strong offer.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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. 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: 1.65% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 5.0

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: 20.7%
• Equity multiple: 2.19×
• Total profit: $49,595
• Equity at exit: $68,435

10-year hold

• IRR: 21.8%
• Equity multiple: 4.20×
• Total profit: $133,314
• Equity at exit: $106,600

Cash invested: $41,720 (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: 173
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$443
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $471

Break-even live

Break-even rent $1,864

Max offer price $149,000

Occupancy floor 76%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $443 · $5,316/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-19
   days on market $149,000 Active 171 DOM
2. 2026-06-18
   days on market $149,000 Active 170 DOM
3. 2026-06-17
   days on market $149,000 Active 169 DOM
4. 2026-06-16
   days on market $149,000 Active 168 DOM
5. 2026-06-15
   days on market $149,000 Active 167 DOM
6. 2026-06-14
   days on market $149,000 Active 165 DOM
7. 2026-06-12
   days on market $149,000 Active 164 DOM
8. 2026-06-09
   pricedays on market $149,000 Active 161 DOM
9. 2026-06-08
   days on market $155,000 Active 160 DOM
10. 2026-06-07
    days on market $155,000 Active 159 DOM
11. 2026-06-05
    days on market $155,000 Active 156 DOM
12. 2026-06-02
    days on market $155,000 Active 154 DOM
13. 2026-06-01
    days on market $155,000 Active 153 DOM
14. 2026-05-31
    days on market $155,000 Active 152 DOM
15. 2026-05-30
    days on market $155,000 Active 151 DOM
16. 2026-01-13
    price $155,000
17. 2025-12-30
    listed $170,000 Active
18. 2021-03-16
    soldstatus $57,000 516-char remark

    Show marketing remark (516 chars)

    13 Week Ownership Opportunity - Copper's PREMIER Quarter-Ownership Property offering heated pools, HUGE hot tub, fire pit, custom grilling area, fitness room, media & kids rooms, heated garage & private owner ski lockers! Dues cover everything. Owners are spoiled via DAY USE, yielding access to the property (including parking) 365 days per year. Rent out unused time effortlessly to offset costs & start enjoying family ski vacations NOW. A great price to get into turn-key ski resort ownership!

19. 2020-04-27
    listed $65,000 516-char remark

    Show marketing remark (516 chars)

    13 Week Ownership Opportunity - Copper's PREMIER Quarter-Ownership Property offering heated pools, HUGE hot tub, fire pit, custom grilling area, fitness room, media & kids rooms, heated garage & private owner ski lockers! Dues cover everything. Owners are spoiled via DAY USE, yielding access to the property (including parking) 365 days per year. Rent out unused time effortlessly to offset costs & start enjoying family ski vacations NOW. A great price to get into turn-key ski resort ownership!

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 13 d/yr ≥73°F today · 35 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,521
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − HOA: −$5,316
• − Depreciation: −$4,335
• Taxable income: $3,821
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $4,732/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 — Copper Mountain

• Score: 65/100
• State rank: #164
• US rank: #12975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copper Mountain, CO
• County: Summit County · 31,352 people
• 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

+138.5% since first listed

4 events — show timeline

• 2026-01-13 Price Changed $155,000 SAR
• 2025-12-30 Listed $170,000 SAR
• 2021-03-16 Sold (MLS) $57,000 SAR
• 2020-04-27 Listed $65,000 SAR