415 E Dean St, Unit 5, Week 5 · Aspen, CO 81611

$145,000

2 bd · 2.0 ba · 1,519 sqft · Condo · 51 Days on market

Built 2005 $95/sqft · 15% above area Est $126k · 15% over $717/mo HOA · 9% of rent

---

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
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0

Listing remarks MLS

2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool along with 2 hot tubs, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Unit 5 is a spacious luxury two bedroom/two bath condominium at over 1500 sq. ft. Conveniently located on the first floor with high ceilings (11 feet) and walk out to fire pit area. Large lock off bedroom features two queen beds. Enjoy consecutive fixed-ski weeks 9 and 10 every year together with additional float time. Remaining 2026 Float Dates: Sat, May 23 to Sat, May 20. Sat, June 20 to 27. 2027 Fixed Week Dates: Sat, February 27 to Sat March 13. 2027 Float Dates: Sat, November 13 to Sat, November 20. Sat, December 11 to Sat, December 18. 2/20th interest - includes 2 fixed weeks and approx. 3 float weeks every year.

Key facts

• Ski shop
• Heated outdoor pool
• 2024 renovations

Tags

• 2024 RENOVATIONS
• HEATED OUTDOOR POOL
• FIRE PIT
• SKI SHOP
• E-BIKES FOR OWNERS USE

Property features AI

Finance

• Other: Located downtown Aspen at the corner of Dean and Mill Street
• HOA & community: Has association; Annual association fee of $8,603.31; Association amenities include management, front desk, and locker/ski storage; Association fee covers contingency fund, insurance, management, sewer, unit heat, trash, snow removal, and cable TV

Exterior

• Parking: Common parking; Includes garage; Includes carport
• Home design: Condominium; Located in a resort condo community (G.A. resort condos / The Aspen Mountain Residences)
• Exterior features: Faces east; Not new construction

Interior

• Kitchen: Dishwasher; Freezer; Oven; Refrigerator; Range; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Gas fireplace; Property in excellent condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#142 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, schools B+; Watch: amenities F, cost of living F, health & safety F.
• Aspen School District No. 1 In The County Of Pitkin And Sta (rural): math 36% / reading 56% proficiency, ranked #18 of 86 in CO (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+22.1%/yr); 324 active listings in the ZIP; solid renter incomes; 145 units permitted in Pitkin County in 2024 (89 in 5+ unit buildings).
• At $8,171/mo this rent would consume 119% of the median local household income ($83k/yr) (locally 566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Pitkin County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $41k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 5.64% ✓
• Cap rate: 45.49%
• Cash-on-cash: 139.98%
• DSCR: 7.23
• GRM: 1.5

CMA / ARV

• ARV (median comp): $126,122
• List price: $145,000
• Delta: 14.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.45×
• Total profit: $424,362
• Equity at exit: $130,627

10-year hold

• IRR: —
• Equity multiple: 28.60×
• Total profit: $1,120,563
• Equity at exit: $281,703

Cash invested: $40,600 (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 81611

• Home prices YoY: 3.6%
• Rents YoY: 22.1%
• Active inventory: 324
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $8,171 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$717
• Vacancy / Maint / Mgmt: −$1,716
• Net cashflow: $4,736

Break-even live

Break-even rent $2,176

Max offer price $145,000

Occupancy floor 37%

Sensitivity live

Price	-10% $4,836	-5% $4,786	+0% $4,736	+5% $4,686	+10% $4,636
Rent	-10% $4,091	-5% $4,413	+0% $4,736	+5% $5,059	+10% $5,382
Rate	-1.0pp $4,809	-0.5pp $4,773	base $4,736	+0.5pp $4,699	+1.0pp $4,660

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $717 · $8,604/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $145,000 Active 51 DOM
2. 2026-06-19
   days on market $145,000 Active 49 DOM
3. 2026-06-18
   days on market $145,000 Active 48 DOM
4. 2026-06-17
   days on market $145,000 Active 47 DOM
5. 2026-06-16
   days on market $145,000 Active 46 DOM
6. 2026-06-15
   days on market $145,000 Active 45 DOM
7. 2026-06-14
   days on market $145,000 Active 43 DOM
8. 2026-06-12
   days on market $145,000 Active 42 DOM
9. 2026-06-09
   days on market $145,000 Active 39 DOM
10. 2026-06-08
    days on market $145,000 Active 38 DOM
11. 2026-06-07
    days on market $145,000 Active 37 DOM
12. 2026-06-05
    days on market $145,000 Active 34 DOM
13. 2026-06-02
    days on market $145,000 Active 32 DOM
14. 2026-06-01
    days on market $145,000 Active 31 DOM
15. 2026-05-31
    days on market $145,000 Active 30 DOM
16. 2026-05-30
    days on market $145,000 Active 29 DOM
17. 2026-05-01
    listed $145,000 Active 917-char remark
18. 2026-04-20
    listed $320,000 Active 1136-char remark

    Show marketing remark (1136 chars)

    2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool along with 2 hot tubs, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Unit 5 is a spacious luxury two bedroom/two bath condominium at over 1500 sq. ft. Conveniently located on the first floor with high ceilings (11 feet) and walk out to fire pit area. Large lock off bedroom features two queen beds. Enjoy consecutive fixed-ski weeks 9 and 10 every year together with additional float time. Remaining 2026 Float Dates: Sat, May 23 to Sat, May 20. Sat, June 20 to 27. 2027 Fixed Week Dates: Sat, February 27 to Sat March 13. 2027 Float Dates: Sat, November 13 to Sat, November 20. Sat, December 11 to Sat, December 18. 2/20th interest - includes 2 fixed weeks and approx. 3 float weeks every year.

19. 2024-08-23
    soldstatus $400,000 Closed

    Show marketing remark (398 chars)

    Enjoy three consecutive summer fixed-weeks 28, 29, and 30 along with additional float time. Spacious luxury two bedroom/two bath condominium at over 1500 sq. ft. Conveniently located on the first floor with high ceilings (11 feet) and walk out to fire pit area. Large lock off bedroom features two queen beds. 2024 dates: Sat., July13 to Sat., August 3. 2025 dates: Sat., July 12 to Sat., August 2.

20. 2024-07-27
    status Pending

    Show marketing remark (398 chars)

    Enjoy three consecutive summer fixed-weeks 28, 29, and 30 along with additional float time. Spacious luxury two bedroom/two bath condominium at over 1500 sq. ft. Conveniently located on the first floor with high ceilings (11 feet) and walk out to fire pit area. Large lock off bedroom features two queen beds. 2024 dates: Sat., July13 to Sat., August 3. 2025 dates: Sat., July 12 to Sat., August 2.

21. 2024-03-18
    listed $450,000 Active

    Show marketing remark (398 chars)

    Enjoy three consecutive summer fixed-weeks 28, 29, and 30 along with additional float time. Spacious luxury two bedroom/two bath condominium at over 1500 sq. ft. Conveniently located on the first floor with high ceilings (11 feet) and walk out to fire pit area. Large lock off bedroom features two queen beds. 2024 dates: Sat., July13 to Sat., August 3. 2025 dates: Sat., July 12 to Sat., August 2.

22. 2017-03-23
    soldstatus $357,500
23. 2014-09-08
    soldstatus $95,000
24. 2014-09-08
    soldstatus $95,000
25. 2014-09-08
    soldstatus $95,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥76°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $98,053
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$7,844
• − Management: −$7,844
• − HOA: −$8,604
• − Depreciation: −$4,218
• Taxable income: $58,520
• Est. tax owed @ 24.0%: −$14,045
• After-tax cash flow: $42,788/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: Aspen School District No. 1 In The County Of Pitkin And Sta
• NCES district ID: 0802280
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $66,694
• Composite: 40.98/100
• National rank: #3595
• State rank: #18 of 86 in CO

Livability — Aspen

• Score: 66/100
• State rank: #142
• US rank: #11780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aspen, CO
• County: Pitkin County · 9,068 people
• City population: 9,068
• Metro: Glenwood Springs, CO
• Population (ZIP): 9,068
• Household income: $82,664
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 566.0

Population outlook (Pitkin County) Hauer SSP2

• Today (2025): 20,121 people
• By 2030: 21,110 · +4.9%
• By 2040: 22,707 · +12.9%
• By 2050: 24,105 · +19.8%
• By 2075: 27,933 · +38.8%
• By 2100: 30,018 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Salvadoran 4%
• Common ancestry: Slovak 3% Iranian 3% Romanian 3%
• Foreign-born: 15% · Canada, Dominican Republic, China
• Languages at home: 82% English-only · Spanish 9% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Pitkin

• 2024 margin: Solid D (+44.2) · D 71.0% · R 26.8% · Other 2.2%
• 2008→2024 swing: -4.6pp toward R · 2008: 48.8pp · 2024: 44.2pp
• All cycles: 2024: D+44.2 2020: D+51.9 2016: D+45.4 2012: D+37.9 2008: D+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.97%
• Current HPI: 370.9593
• Rent YoY: ▲ 22.07%
• Metro: Glenwood Springs, 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

+52.6% since first listed

9 events — show timeline

• 2026-05-01 Listed $145,000 AGMLS
• 2026-04-20 Listed $320,000 AGMLS
• 2024-08-23 Sold (MLS) $400,000 AGMLS
• 2024-07-27 Pending — AGMLS
• 2024-03-18 Listed $450,000 AGMLS
• 2017-03-23 Sold (MLS) $357,500 AGMLS
• 2014-09-08 Sold (MLS) $95,000 AGMLS
• 2014-09-08 Sold (MLS) $95,000 AGMLS
• 2014-09-08 Sold (MLS) $95,000 AGMLS