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$680,000

For Sale - Active
91 River Run Rd Unit 8140, Dillon, CO 80435
1 Bed
1 Bath
586 Square Feet
0.00 Acres Lot
Built in 1996
For Sale - Active
Units n/a
Checked: 14 hours ago
Updated: Aug 11, 2025 at 03:14AM

Investment Summary


Monthly Cash Flow
-$2,713
Cap Rate
0.9%
Cash-on-Cash Return
-20.8%
Debt Coverage Ratio
0.16
Internal Rate of Return (5 years)
-16.1%

Property Description


0.00 Acres Lot
Built in 1996
For Sale - Active
Units n/a

Prime investment opportunity in the heart of Keystone’s River Run Village. This top-floor Arapahoe Lodge condo checks all the boxes for strong rental income and long-term value: no short-term rental restrictions, unbeatable location just steps from the River Run Gondola, and top-tier amenities including year-round heated pool, hot tub, ski lockers, elevator, underground parking, and on-site grocery and dining. Inside, this updated, move-in ready unit features vaulted ceilings, LPV flooring, granite counters, gas fireplace, a remodeled bath, and an oversized bedroom—ideal for maximizing guest comfort and occupancy. Enjoy mountain views from the private deck and locked owner storage for personal use. Walk to shops, restaurants, festivals, and trails, with quick access to A-Basin, Breckenridge, and Dillon Reservoir. Whether you’re seeking reliable income, personal enjoyment, or both—this condo delivers flexibility and performance in one of Keystone’s most desirable settings.

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Location


Property Details


Parking

  • Description: Heated Garage
  • Garage Spaces: 1
  • Spaces Total: 1

Bedroom Information

  • # of Bedrooms: 1

Bathroom Information

  • # of Baths (Full): 1
  • # of Baths (Total): 1.0

Interior Features

  • # of Rooms: 4
  • # of Stories: 1
  • Fireplace: Yes

Exterior Features

  • Exterior Walls Materials: Wood Siding
  • Foundation: Slab
  • Roof Material: Shingle

HOA

  • Has HOA: Yes
  • Association: Arapahoe Lodge
  • HOA Fee: $1,166/monthly
  • Additional Association: Keystone Neighborhood Company
  • Additional HOA Fee: $1,065/annually

Land Information

  • Land Use: Residential
  • Land Use Subtype: Condominium Unit

Lot Information

  • Parcel ID: 6501624
  • Lot Size: 0 sqft

Property Information

  • Property Type: Condominium
  • Style: Mountain Contemporary
  • Year Built: 1996

Tax Information

  • Annual Tax: $2,059

Utilities

  • Water & Sewer: Public
  • Heating: Baseboard, Natural Gas
  • Cooling: None

Location

  • County: Summit

Listing Details


Listed by:
Darryl Nolz
Slifer Smith & Frampton - Summit County
(970) 547-7960

Source:
REColorado
MLS#: 9136923
REColorado

Investment Summary


Monthly Cash Flow
-$2,713
Cap Rate
0.9%
Cash-on-Cash Return
-20.8%
Debt Coverage Ratio
0.16
Internal Rate of Return (5 years)
-16.1%

Purchase Details

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Purchase price:
$680,000
Amount financed:
-$544,000
Down payment:
$136,000
Closing costs:
$20,400
Rehab costs:
$0
Initial cash invested:
$156,400
Square feet:
586
Cost per square foot:
$1,160
Monthly rent per square foot:
$4.78

Financing Details

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Loan amount:
$544,000
Loan to value ratio:
80.0%
Loan type:
Amortizing
Term:
30 years
Interest rate:
5.875%
Principal & interest:
$3,218
Property tax:
$172
Insurance:
$196
Private mortgage insurance (PMI):
$0
Monthly payment:
$3,586

Operating Income

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% Rent Monthly Yearly
Gross rent:
$2,800 $33,600
Vacancy loss: (6%)
6% -$168 -$2,016
Operating income:
$2,632 $31,584

Operating Expenses


% Rent Monthly Yearly
Property taxes: (6%)
6%-$172-$2,059
Insurance: (7%)
7%-$196-$2,352
Property management: (8%)
8%-$224-$2,688
Repairs & maintenance: (5%)
5%-$140-$1,680
Capital expenditures: (5%)
5%-$140-$1,680
HOA fees: (45%)
45%-$1,255-$15,060
Total operating expenses: (76%)
76%-$2,127-$25,519

Cash Flow


Monthly Yearly
Net operating income:
$505 $6,060
Mortgage payments:
-$3,218 -$38,616
Cash flow:
$2,713 $32,556