1020 Vail View Dr Unit 1204-25 · Vail, CO 81657

$500

2 bd · 2.0 ba · 1,044 sqft · Condo · 77 Days on market

Built 1979 $142/mo HOA · 5% of rent ↓ 25% since listing

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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 +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Just five minutes from Vail Village and Vail Mountain, Sandstone Creek Club is one of the affordable options to own your own week in a world class mountain resort. This popular 2 bedroom/2 bathroom creekside condo is yours during week 25 every year---this year your week goes from June 20-27, 2026, June 19-26, 2027,June 17-24, 2028, June23-30, 2029 and so on. .. .. Wow, what a great summer week in Vail! Week 26 is also available. This residence comes with a full kitchen where you can prepare your meals or just make a quick cup of coffee. You'll enjoy relaxing next to the fireplace in your own separate living room or on your patio overlooking Sandstone Creek. Sleeps 6 people and has a patio,

Key facts

• Full kitchen
• Sauna
• Steam room

Tags

• FULL KITCHEN
• SEPARATE LIVING ROOM
• INDOOR OUTDOOR CREEK-SIDE POOL
• 2 HOT TUBS
• STEAM ROOM
• SAUNA

Property features AI

Finance

• HOA & community: Association dues collected quarterly; Association dues cover cable TV, common area maintenance, electricity, gas, heat, insurance, internet, management, sewer, snow removal, taxes, telephone, trash, water, and furniture replacement; Community amenities include fitness center, front desk, on-site management, pool, shuttle service, and spa/hot tub

Exterior

• Home design: Three or more levels
• Construction: Tar & gravel roof; Concrete perimeter foundation
• Exterior features: Residential zoning

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fan cooling
• Interior features: Fireplace; Furnished unit; Near public transit access; Trail access
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $500.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $500).
• Recommended offer: $470 (6.0% below list) — sets the bar for market timing.
• Cap rate 5356.7% vs local median 0.5% in Vail — 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 71/100 on livability (#76 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime D-, cost of living F, health & safety 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: 313 active listings in the ZIP; solid renter incomes; 387 units permitted in Eagle County in 2024 (256 in 5+ unit buildings).
• This rent runs 36% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $47 of equity ($3 loan paydown + $44 appreciation (8.8% local appreciation)).
• Eagle County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $140 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($470) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $470 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 601.22% ✓
• Cap rate: 5356.75%
• Cash-on-cash: 19108.76%
• DSCR: 851.23
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 987.86×
• Total profit: $138,160
• Equity at exit: $406

10-year hold

• IRR: —
• Equity multiple: 2135.75×
• Total profit: $298,865
• Equity at exit: $831

Cash invested: $140 (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 81657

• Home prices YoY: 1.8%
• Active inventory: 313

Monthly cashflow live

• Estimated rent: $3,006 medium
• Mortgage (P&I): −$3
• Tax est. 1.5%: −$1 /mo · $8/yr
• Insurance: −$0
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$142
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $2,163

Break-even live

Break-even rent $268

Max offer price $500

Occupancy floor 23%

Sensitivity live

Price	-10% $2,163	-5% $2,163	+0% $2,163	+5% $2,163	+10% $2,163
Rent	-10% $1,925	-5% $2,044	+0% $2,163	+5% $2,282	+10% $2,400
Rate	-1.0pp $2,163	-0.5pp $2,163	base $2,163	+0.5pp $2,163	+1.0pp $2,163

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: $125
• Closing costs: $15
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $142 · $1,704/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-19
   days on market $500 Active 77 DOM
2. 2026-06-18
   days on market $500 Active 76 DOM
3. 2026-06-17
   days on market $500 Active 75 DOM
4. 2026-06-16
   days on market $500 Active 74 DOM
5. 2026-06-15
   days on market $500 Active 73 DOM
6. 2026-06-14
   days on market $500 Active 71 DOM
7. 2026-06-12
   days on market $500 Active 70 DOM
8. 2026-06-09
   days on market $500 Active 67 DOM
9. 2026-06-08
   days on market $500 Active 66 DOM
10. 2026-06-07
    days on market $500 Active 65 DOM
11. 2026-06-05
    days on market $500 Active 62 DOM
12. 2026-06-03
    days on market $500 Active 61 DOM
13. 2026-06-02
    days on market $500 Active 60 DOM
14. 2026-06-01
    days on market $500 Active 59 DOM
15. 2026-05-31
    days on market $500 Active 58 DOM
16. 2026-05-30
    days on market $500 Active 57 DOM
17. 2026-04-03
    listed $500 Active
18. 2025-05-07
    price $1,500
19. 2024-08-22
    listed $2,000 Active

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 14 d/yr ≥76°F today · 37 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,073
• − Mortgage interest: −$28
• − Property taxes: −$8
• − Insurance: −$800
• − Repairs & maintenance: −$2,886
• − Management: −$2,886
• − HOA: −$1,704
• − Depreciation: −$15
• Taxable income: $27,747
• Est. tax owed @ 24.0%: −$6,659
• After-tax cash flow: $19,295/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 — Vail

• Score: 71/100
• State rank: #76
• US rank: #7125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vail, CO
• County: Eagle County · 42,178 people
• City population: 4,835
• Metro: Edwards, CO
• Population (ZIP): 4,835
• Household income: $100,573
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 262.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Romanian 3% Lithuanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 88% English-only · Spanish 6% German/W. Germanic 2% French/Haitian/Cajun 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: ▲ 8.75%
• Current HPI: 485.2983
• 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

-25.0% since first listed

3 events — show timeline

• 2026-04-03 Listed $500 VMLS
• 2025-05-07 Price Changed $1,500 VMLS
• 2024-08-22 Listed $2,000 VMLS