301 E Hyman Ave Unit 103 (Wks. 26,36,51) · Aspen, CO 81611

$85,000

1 bd · 2.0 ba · 714 sqft · Condo public records · 126 Days on market

Built 1982 $119/sqft · 112% above area $400/mo HOA · 7% 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 +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Opportunity to own 3 incredible set weeks in the heart of Aspen with early July (typically 4th of July WE), early Sept (Labor Day), and even late Dec / Christmas week. The Prospector has an unbeatable location overlooking Wagner Park, directly facing Aspen Mtn. and across from the historic Wheeler Opera House. This one bedroom, two bath, 714 sq. ft. condo in the core of Aspen has an additional murphy bed area with bathroom and sleeper sofa that can accommodate up to 6 people. Steps to all the fabulous restaurants, shops & Silver Queen Gondola. Enjoy the views while relaxing on your private deck with hot tub. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common deck for BBQ's with sweeping views of town, Wagner Park, Aspen Mountain, and Independence Pass. HOA dues include all utilities and property taxes! Photos are stock photos and may not be representative of actual unit.

Key facts

• Private deck
• Hot tub
• Sweeping views

Tags

• OVERLOOKING WAGNER PARK
• PRIVATE DECK
• HOT TUB
• HEATED UNDERGROUND PARKING
• LARGE COMMON DECK
• SWEEPING VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $85k).
• Recommended offer: $75k (12.0% 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 $5,820/mo this rent would consume 84% 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 9 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.
• Current owner paid $23k; list at $85k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 6.85% ✓
• Cap rate: 54.24%
• Cash-on-cash: 171.25%
• DSCR: 8.62
• GRM: 1.2

CMA / ARV

• ARV (median comp): $40,161
• List price: $85,000
• Delta: 111.65%
• 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: 13.35×
• Total profit: $293,841
• Equity at exit: $76,575

10-year hold

• IRR: —
• Equity multiple: 33.45×
• Total profit: $772,316
• Equity at exit: $165,136

Cash invested: $23,800 (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: 1.2×

Monthly cashflow live

• Estimated rent: $5,820 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$320 /mo · $3,841/yr
• Insurance: −$35
• HOA: −$400
• Vacancy / Maint / Mgmt: −$1,222
• Net cashflow: $3,397

Break-even live

Break-even rent $1,521

Max offer price $85,000

Occupancy floor 37%

Sensitivity live

Price	-10% $3,669	-5% $3,421	+0% $3,397	+5% $3,372	+10% $3,348
Rent	-10% $2,937	-5% $3,167	+0% $3,397	+5% $3,626	+10% $3,856
Rate	-1.0pp $3,439	-0.5pp $3,418	base $3,397	+0.5pp $3,374	+1.0pp $3,352

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-05
   statusdays on market $85,000 Pending 126 DOM
2. 2026-06-02
   days on market $85,000 Active 124 DOM
3. 2026-06-01
   days on market $85,000 Active 123 DOM
4. 2026-05-31
   days on market $85,000 Active 122 DOM
5. 2026-05-30
   days on market $85,000 Active 121 DOM
6. 2026-01-28
   listed $85,000 Active 956-char remark

   Show marketing remark (956 chars)

   Opportunity to own 3 incredible set weeks in the heart of Aspen with early July (typically 4th of July WE), early Sept (Labor Day), and even late Dec / Christmas week. The Prospector has an unbeatable location overlooking Wagner Park, directly facing Aspen Mtn. and across from the historic Wheeler Opera House. This one bedroom, two bath, 714 sq. ft. condo in the core of Aspen has an additional murphy bed area with bathroom and sleeper sofa that can accommodate up to 6 people. Steps to all the fabulous restaurants, shops & Silver Queen Gondola. Enjoy the views while relaxing on your private deck with hot tub. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common deck for BBQ's with sweeping views of town, Wagner Park, Aspen Mountain, and Independence Pass. HOA dues include all utilities and property taxes! Photos are stock photos and may not be representative of actual unit.

7. 2025-02-18
   soldstatus $23,000 Closed 896-char remark

   Show marketing remark (896 chars)

   Location, Location, Location: Opportunity to own 3 set deeded weeks in downtown Aspen: including early Sept (typically Labor Day Weekend) and late Nov ski week. This one bedroom, two bath, 714 sq. ft. condo is located in the heart of Aspen, across from the historic Wheeler Opera House, and steps from fabulous restaurants and Aspen Mountain. Enjoy the views from your private deck with hot tub. Unit comes with wood burning fireplace, flat screen TVs, and deck with private hot tub and sauna. With a Murphy bed and pull-out couch, this spacious 1 bedroom can accommodate up to 6 people. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common deck with fantastic views of town, Wagner Park, and Aspen Mountain. HOA dues include all utilities and property taxes! Photos are stock photos and may not be representative of actual unit.

8. 2025-01-17
   status Pending 896-char remark

   Show marketing remark (896 chars)

   Location, Location, Location: Opportunity to own 3 set deeded weeks in downtown Aspen: including early Sept (typically Labor Day Weekend) and late Nov ski week. This one bedroom, two bath, 714 sq. ft. condo is located in the heart of Aspen, across from the historic Wheeler Opera House, and steps from fabulous restaurants and Aspen Mountain. Enjoy the views from your private deck with hot tub. Unit comes with wood burning fireplace, flat screen TVs, and deck with private hot tub and sauna. With a Murphy bed and pull-out couch, this spacious 1 bedroom can accommodate up to 6 people. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common deck with fantastic views of town, Wagner Park, and Aspen Mountain. HOA dues include all utilities and property taxes! Photos are stock photos and may not be representative of actual unit.

9. 2024-10-08
   listed $26,000 Active 896-char remark

   Show marketing remark (896 chars)

   Location, Location, Location: Opportunity to own 3 set deeded weeks in downtown Aspen: including early Sept (typically Labor Day Weekend) and late Nov ski week. This one bedroom, two bath, 714 sq. ft. condo is located in the heart of Aspen, across from the historic Wheeler Opera House, and steps from fabulous restaurants and Aspen Mountain. Enjoy the views from your private deck with hot tub. Unit comes with wood burning fireplace, flat screen TVs, and deck with private hot tub and sauna. With a Murphy bed and pull-out couch, this spacious 1 bedroom can accommodate up to 6 people. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common deck with fantastic views of town, Wagner Park, and Aspen Mountain. HOA dues include all utilities and property taxes! Photos are stock photos and may not be representative of actual unit.

10. 2024-09-23
    soldstatus $17,000 Closed
11. 2024-09-03
    status Pending
12. 2024-08-17
    price $19,000
13. 2024-06-23
    price $24,000
14. 2024-03-30
    status Active
15. 2024-03-06
    soldstatus $74,000 Closed
16. 2024-02-22
    status Pending
17. 2024-02-06
    listed $78,000 Active
18. 2024-01-31
    price $28,000
19. 2023-11-23
    price $32,000
20. 2023-09-25
    listed $38,000 Active
21. 2023-08-11
    soldstatus $33,000 Closed
22. 2023-08-09
    soldstatus $55,000 Closed
23. 2023-07-31
    status Pending
24. 2023-07-28
    status Pending
25. 2023-05-10
    listed $65,000 Active
26. 2023-04-03
    status Active
27. 2023-04-03
    price $39,500
28. 2023-02-03
    status Active
29. 2023-01-30
    status Pending
30. 2022-09-26
    listed $42,500 Active
31. 2019-01-23
    soldstatus $22,500
32. 2018-12-10
    soldstatus $20,000
33. 2018-02-26
    soldstatus $14,000
34. 2002-12-06
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $3,841 · $320/mo
• Projected year-2 tax: $3,841 · $320/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥76°F today · 25 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: $69,839
• − Mortgage interest: −$4,761
• − Property taxes: −$3,841
• − Insurance: −$425
• − Repairs & maintenance: −$5,587
• − Management: −$5,587
• − HOA: −$4,800
• − Depreciation: −$2,473
• Taxable income: $42,365
• Est. tax owed @ 24.0%: −$10,168
• After-tax cash flow: $30,591/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

+466.7% since first listed

29 events — show timeline

• 2026-01-28 Listed $85,000 AGMLS
• 2025-02-18 Sold (MLS) $23,000 AGMLS
• 2025-01-17 Pending — AGMLS
• 2024-10-08 Listed $26,000 AGMLS
• 2024-09-23 Sold (MLS) $17,000 AGMLS
• 2024-09-03 Pending — AGMLS
• 2024-08-17 Price Changed $19,000 AGMLS
• 2024-06-23 Price Changed $24,000 AGMLS
• 2024-03-30 Relisted — AGMLS
• 2024-03-06 Sold (MLS) $74,000 AGMLS
• 2024-02-22 Pending — AGMLS
• 2024-02-06 Listed $78,000 AGMLS
• 2024-01-31 Price Changed $28,000 AGMLS
• 2023-11-23 Price Changed $32,000 AGMLS
• 2023-09-25 Listed $38,000 AGMLS
• 2023-08-11 Sold (MLS) $33,000 AGMLS
• 2023-08-09 Sold (MLS) $55,000 AGMLS
• 2023-07-31 Pending — AGMLS
• 2023-07-28 Pending — AGMLS
• 2023-05-10 Listed $65,000 AGMLS
• 2023-04-03 Relisted — AGMLS
• 2023-04-03 Price Changed $39,500 AGMLS
• 2023-02-03 Relisted — AGMLS
• 2023-01-30 Pending — AGMLS
• 2022-09-26 Listed $42,500 AGMLS
• 2019-01-23 Sold (Public Records) $22,500 Public Records
• 2018-12-10 Sold (MLS) $20,000 AGMLS
• 2018-02-26 Sold (MLS) $14,000 AGMLS
• 2002-12-06 Sold (Public Records) $15,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,841 · +10.4% YoY. Source: county tax records.