600 S Main St #4206 · Breckenridge, CO 80424

$4,000

2 bd · 2.0 ba · 1,095 sqft · Timeshare public records · 387 Days on market

Built 2000 0.95 ac lot $227/mo HOA · 7% of rent ↓ 50% since listing

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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 MLS

Discover your ideal mountain escape with this amazing fractional ownership opportunity for a 2-bedroom unit during Week 8 at The Residences at Hyatt Main Street Station – Vacation Club. This unit is perfect for creating unforgettable experiences with family and friends. With a 1/20th share, you’re securing 17 days of ownership each year, including a designated winter week (Week 8), along with 7 summer float days and 3 additional float days for spring or fall. This property offers an incredible combination of comfort, convenience, and year-round enjoyment right in the heart of Breckenridge. Located in the historic district, you'll be just a short stroll from the Quicksilver Lift and within easy reach of vibrant shopping, dining, and nightlife options. Enjoy stunning views of Breckenridge Ski Resort from the outdoor heated pool, perfectly situated beside the beautiful Maggie Pond. Whether you're seeking thrilling winter activities or a refreshing summer retreat, this residence provides a welcoming and well-appointed home base for you and your loved ones. Take advantage of this fantastic opportunity to own a fractional share in Breckenridge, and start making cherished memories in one of Colorado's most desirable destinations!

Key facts

• Outdoor heated pool
• Fractional ownership
• Stunning views

Tags

• MOUNTAIN GETAWAY
• FRACTIONAL OWNERSHIP
• HISTORIC DISTRICT
• OUTDOOR HEATED POOL
• STUNNING VIEWS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Views
• HOA & community: Homeowners association with annual fee (derived monthly approx. $226.50); Fitness center; Elevators; Reception area

Exterior

• Parking: Assigned parking; Underground parking; Garage
• Utilities: Public water
• Home design: Residential timeshare
• Construction: Concrete construction; Steel siding
• Exterior features: Asphalt roof; City lot; Near public transit; Paved road

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Garbage disposal
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Radiant heating
• Interior features: Eat-in kitchen; Furnished; Gas fireplace
• Laundry & utility: Washer and dryer in unit; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $4k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $4k).
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.
• Cap rate 683.7% vs local median 0.7% 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.
• Market conditions: 614 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 32% 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 $28 of loan paydown is wiped out by about $120 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 387 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 $3,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 387 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: 79.52% ✓
• Cap rate: 683.72%
• Cash-on-cash: 2419.38%
• DSCR: 108.65
• GRM: 0.1

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: 129.00×
• Total profit: $143,358
• Equity at exit: $596

10-year hold

• IRR: —
• Equity multiple: 278.49×
• Total profit: $310,785
• Equity at exit: $346

Cash invested: $1,120 (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: 614
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,181 medium
• Mortgage (P&I): −$21
• Tax est. 1.5%: −$5 /mo · $60/yr
• Insurance: −$2
• HOA: −$227
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $2,258

Break-even live

Break-even rent $322

Max offer price $4,000

Occupancy floor 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: $1,000
• Closing costs: $120
• 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	2d	2	0.49mi

HOA detail

• Monthly dues: $227 · $2,724/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-19
   days on market $4,000 Active 387 DOM
2. 2026-06-18
   days on market $4,000 Active 386 DOM
3. 2026-06-17
   days on market $4,000 Active 385 DOM
4. 2026-06-16
   days on market $4,000 Active 384 DOM
5. 2026-06-15
   days on market $4,000 Active 383 DOM
6. 2026-06-14
   days on market $4,000 Active 381 DOM
7. 2026-06-12
   days on market $4,000 Active 380 DOM
8. 2026-06-09
   days on market $4,000 Active 377 DOM
9. 2026-06-08
   days on market $4,000 Active 376 DOM
10. 2026-06-07
    days on market $4,000 Active 375 DOM
11. 2026-06-05
    days on market $4,000 Active 372 DOM
12. 2026-06-02
    days on market $4,000 Active 370 DOM
13. 2026-06-01
    days on market $4,000 Active 369 DOM
14. 2026-05-31
    days on market $4,000 Active 368 DOM
15. 2026-05-30
    days on market $4,000 Active 367 DOM
16. 2025-05-28
    listed $4,000 Active
17. 2025-02-06
    soldstatus $12,000 Closed 1254-char remark

    Show marketing remark (1254 chars)

    Discover your ideal mountain escape with this amazing fractional ownership opportunity for a 2-bedroom unit during Week 8 at The Residences at Hyatt Main Street Station – Vacation Club. This unit is perfect for creating unforgettable experiences with family and friends. With a 1/20th share, you’re securing 17 days of ownership each year, including a designated winter week (Week 8), along with 7 summer float days and 3 additional float days for spring or fall. This property offers an incredible combination of comfort, convenience, and year-round enjoyment right in the heart of Breckenridge. Located in the historic district, you'll be just a short stroll from the Quicksilver Lift and within easy reach of vibrant shopping, dining, and nightlife options. Enjoy stunning views of Breckenridge Ski Resort from the outdoor heated pool, perfectly situated beside the beautiful Maggie Pond. Whether you're seeking thrilling winter activities or a refreshing summer retreat, this residence provides a welcoming and well-appointed home base for you and your loved ones. Take advantage of this fantastic opportunity to own a fractional share in Breckenridge, and start making cherished memories in one of Colorado's most desirable destinations!

18. 2022-12-01
    listed $8,000 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: $38,168
• − Mortgage interest: −$224
• − Property taxes: −$60
• − Insurance: −$20
• − Repairs & maintenance: −$3,053
• − Management: −$3,053
• − HOA: −$2,724
• − Depreciation: −$116
• Taxable income: $28,917
• Est. tax owed @ 24.0%: −$6,940
• After-tax cash flow: $20,157/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

-50.0% since first listed

3 events — show timeline

• 2025-05-28 Listed $4,000 SAR
• 2025-02-06 Sold (MLS) $12,000 SAR
• 2022-12-01 Listed $8,000 SAR

Property tax history

+4.8%/yr

Latest (2025): $3,964 · +1.8% YoY. Source: county tax records.