210 Offerson Rd Unit R-203 · Avon, CO 81620

$2

3 bd · 3.0 ba · 1,861 sqft · Condo public records · 521 Days on market

Built 1993 $820/mo HOA · 19% 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
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Own a piece of Beaver Creek forever with this deeded ownership. Enjoy spending a week in the summer outdoors in the Colorado Rockies hiking, fishing, golfing, river rafting and horseback riding. Located in the Beaver Creek Plaza, walk to the mountain, shops, restaurants ice rink and Vilar Center. This 3-bedroom residence has vaulted ceilings, one level, and ski mountain views. Week 24 dates for 2020 are 6/13 - 6/20.

Key facts

• Ski-in access
• Underground parking
• Front desk

Tags

• DEEDED OWNERSHIP
• SKI-IN ACCESS
• FRONT DESK
• CONCIERGE
• UNDERGROUND PARKING
• INDOOR POOL

Property features AI

Finance

• HOA & community: Annual association fee; Association fee includes common area maintenance, electricity, gas, heat, management, snow removal, taxes, and trash; Community amenities include fitness center and pool; Association provides fitness center

Exterior

• Home design: Multi-family property
• Construction: Shake roof; Poured-in-place foundation
• Exterior features: Multi-family zoning

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Electric baseboard heating
• Interior features: Furnished unit; Dishwasher; Disposal; Range; Refrigerator; Washer and Dryer (in unit)
• Laundry & utility: Washer and Dryer included; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $2.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $2).
• Recommended offer: $1 (50.0% below list) — sets the bar for market timing.
• Cap rate 1592180.7% vs local median 2.3% in Avon — 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 61/100 on livability (#220 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime D-, amenities F.
• Eagle County School District No. RE-50 (town): math 22% / reading 42% proficiency, ranked #39 of 86 in CO (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 448 active listings in the ZIP; solid renter incomes; 387 units permitted in Eagle County in 2024 (256 in 5+ unit buildings).
• At $4,397/mo this rent would consume 51% of the median local household income ($103k/yr) (locally 744% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Eagle County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $1 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 521 days — a 12% lower offer ($1) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago; this cycle's ask has dropped $16k (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $1 (50.0% below list)

Questions for the listing agent

1. It's been on market 521 days. Have you received any prior offers? Is the seller open to a 50% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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 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: 219850.50% ✓
• Cap rate: 1592180.74%
• Cash-on-cash: 5686337.31%
• DSCR: 253011.01
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 302825.44×
• Total profit: $169,582
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 656456.57×
• Total profit: $367,615
• Equity at exit: $2

Cash invested: $1 (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 81620

• Home prices YoY: 1.9%
• Active inventory: 448

Monthly cashflow live

• Estimated rent: $4,397 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$820
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $2,654

Break-even live

Break-even rent $1,038

Max offer price $2

Occupancy floor 35%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $820 · $9,840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-19
   days on market $2 Active 521 DOM
2. 2026-06-18
   days on market $2 Active 520 DOM
3. 2026-06-17
   days on market $2 Active 519 DOM
4. 2026-06-16
   days on market $2 Active 518 DOM
5. 2026-06-15
   days on market $2 Active 517 DOM
6. 2026-06-14
   days on market $2 Active 515 DOM
7. 2026-06-12
   days on market $2 Active 514 DOM
8. 2026-06-09
   days on market $2 Active 511 DOM
9. 2026-06-08
   days on market $2 Active 510 DOM
10. 2026-06-07
    days on market $2 Active 509 DOM
11. 2026-06-05
    days on market $2 Active 506 DOM
12. 2026-06-03
    days on market $2 Active 505 DOM
13. 2026-06-02
    days on market $2 Active 504 DOM
14. 2026-06-01
    days on market $2 Active 503 DOM
15. 2026-05-31
    days on market $2 Active 502 DOM
16. 2026-05-30
    days on market $2 Active 501 DOM
17. 2026-04-13
    price $2
18. 2026-01-01
    price $14,000
19. 2025-01-14
    listed $16,000 Active
20. 2020-08-04
    soldstatus $9,900 419-char remark

    Show marketing remark (419 chars)

    Own a piece of Beaver Creek forever with this deeded ownership. Enjoy spending a week in the summer outdoors in the Colorado Rockies hiking, fishing, golfing, river rafting and horseback riding. Located in the Beaver Creek Plaza, walk to the mountain, shops, restaurants ice rink and Vilar Center. This 3-bedroom residence has vaulted ceilings, one level, and ski mountain views. Week 24 dates for 2020 are 6/13 - 6/20.

21. 2019-07-24
    listed $12,900 419-char remark

    Show marketing remark (419 chars)

    Own a piece of Beaver Creek forever with this deeded ownership. Enjoy spending a week in the summer outdoors in the Colorado Rockies hiking, fishing, golfing, river rafting and horseback riding. Located in the Beaver Creek Plaza, walk to the mountain, shops, restaurants ice rink and Vilar Center. This 3-bedroom residence has vaulted ceilings, one level, and ski mountain views. Week 24 dates for 2020 are 6/13 - 6/20.

22. 2018-03-13
    soldstatus $45,000 394-char remark

    Show marketing remark (394 chars)

    Own a piece of Beaver Creek forever with this deeded ownership. Recently remodeled, St. James Place is in the heart of Beaver Creek Village and offers ski-in access, front desk, concierge, underground parking, indoor pool, hot tub, workout room and ideal location just steps to the ski slopes, shops, restaurants and Vilar Center. Week 12 dates for 2018 are March 24-March 31 plus 1 float week.

23. 2018-03-13
    soldstatus $50,000

    Show marketing remark (394 chars)

    Own a piece of Beaver Creek forever with this deeded ownership. Recently remodeled, St. James Place is in the heart of Beaver Creek Village and offers ski-in access, front desk, concierge, underground parking, indoor pool, hot tub, workout room and ideal location just steps to the ski slopes, shops, restaurants and Vilar Center. Week 12 dates for 2018 are March 24-March 31 plus 1 float week.

24. 2017-11-28
    soldstatus $9,049
25. 2015-10-06
    soldstatus $6,500
26. 2015-08-13
    listed $7,500
27. 2015-06-23
    listed $9,400
28. 2015-04-07
    soldstatus $25,000
29. 2015-03-06
    listed $76,000 394-char remark

    Show marketing remark (394 chars)

    Own a piece of Beaver Creek forever with this deeded ownership. Recently remodeled, St. James Place is in the heart of Beaver Creek Village and offers ski-in access, front desk, concierge, underground parking, indoor pool, hot tub, workout room and ideal location just steps to the ski slopes, shops, restaurants and Vilar Center. Week 12 dates for 2018 are March 24-March 31 plus 1 float week.

30. 2015-03-06
    listed $29,000

    Show marketing remark (394 chars)

    Own a piece of Beaver Creek forever with this deeded ownership. Recently remodeled, St. James Place is in the heart of Beaver Creek Village and offers ski-in access, front desk, concierge, underground parking, indoor pool, hot tub, workout room and ideal location just steps to the ski slopes, shops, restaurants and Vilar Center. Week 12 dates for 2018 are March 24-March 31 plus 1 float week.

31. 2005-07-29
    soldstatus $32,500
32. 2004-07-06
    soldstatus $14,500
33. 2002-11-28
    listed $16,500
34. 2002-11-04
    listed $115,000
35. 2002-06-06
    listed $23,000
36. 2001-07-02
    listed $46,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 14 d/yr ≥74°F today · 37 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,764
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$4,221
• − Management: −$4,221
• − HOA: −$9,840
• − Depreciation: −$0
• Taxable income: $34,482
• Est. tax owed @ 24.0%: −$8,276
• After-tax cash flow: $23,568/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: Eagle County School District No. RE-50
• NCES district ID: 0803540
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $73,322
• Composite: 30.01/100
• National rank: #6360
• State rank: #39 of 86 in CO

Livability — Avon

• Score: 61/100
• State rank: #220
• US rank: #17858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Eagle County · 42,178 people
• City population: 10,870
• Metro: Edwards, CO
• Population (ZIP): 10,870
• Household income: $102,775
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 744.0

Population outlook (Eagle County) Hauer SSP2

• Today (2025): 57,837 people
• By 2030: 59,258 · +2.5%
• By 2040: 60,698 · +4.9%
• By 2050: 60,206 · +4.1%
• By 2075: 54,326 · -6.1%
• By 2100: 47,000 · -18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 23% Two or more races 23% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 3% Scotch-Irish 2% Slovak 2%
• Foreign-born: 14% · Canada, Dominican Republic
• Languages at home: 78% English-only · Spanish 15% Other Indo-European 4% Chinese 1%

Political lean MEDSL · Eagle

• 2024 margin: Strong D (+24.4) · D 61.0% · R 36.5% · Other 2.5%
• 2008→2024 swing: +1.3pp toward D · 2008: 23.1pp · 2024: 24.4pp
• All cycles: 2024: D+24.4 2020: D+29.8 2016: D+19.9 2012: D+14.7 2008: D+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.63%
• Current HPI: 363.7493
• Rent YoY: —
• Metro: Edwards, 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

-69.6% since first listed

20 events — show timeline

• 2026-04-13 Price Changed $2 VMLS
• 2026-01-01 Price Changed $14,000 VMLS
• 2025-01-14 Listed $16,000 VMLS
• 2020-08-04 Sold (MLS) $9,900 VMLS
• 2019-07-24 Listed $12,900 VMLS
• 2018-03-13 Sold (Public Records) $50,000 Public Records
• 2018-03-13 Sold (MLS) $45,000 VMLS
• 2017-11-28 Sold (MLS) $9,049 VMLS
• 2015-10-06 Sold (MLS) $6,500 VMLS
• 2015-08-13 Listed $7,500 VMLS
• 2015-06-23 Listed $9,400 VMLS
• 2015-04-07 Sold (MLS) $25,000 VMLS
• 2015-03-06 Listed $29,000 VMLS
• 2015-03-06 Listed $76,000 VMLS
• 2005-07-29 Sold (MLS) $32,500 VMLS
• 2004-07-06 Sold (MLS) $14,500 VMLS
• 2002-11-28 Listed $16,500 VMLS
• 2002-11-04 Listed $115,000 VMLS
• 2002-06-06 Listed $23,000 VMLS
• 2001-07-02 Listed $46,000 VMLS

Property tax history

+2.2%/yr

Latest (2025): $10,029 · -14.4% YoY. Source: county tax records.