39 Boomerang Rd Unit 8311-9 · Aspen, CO 81611

$99,000

3 bd · 3.5 ba · 1,788 sqft · Condo · 30 Days on market

Built 2001 $2165/mo HOA · 23% 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

INCREDBLE OWNERSHIP OPPORTUNITY at The Ritz-Carlton Club, Aspen Highlands. Three-Bedroom MIXED SEASON Summer Membership. Amazing Upcoming Schedule. INCREDIBLE OWNERSHIP OPPORTUNITY at The Ritz-Carlton Club, Aspen Highlands. Three-Bedroom MIXED SEASON Summer Membership. This limited-edition, beautiful three-bedroom, three-and-a-half-bath residence offers an oversized guest bedroom with an ensuite bath and amazing views from the balcony. Annually provides two consecutive summer weeks, one winter week, and one float week (TBD). UPCOMING 2026 Allocation March 28- April 4th. Summer is August 29-Sept 5, Sept 5-12th. The Ritz-Carlton Club Aspen Highlands is located at the base of Highlands Mountai

Key facts

• Ensuite bath
• $2,165 HOA
• Garage

Tags

• SKI-IN SKI-OUT PROPERTY
• OVERSIZED GUEST BEDROOM
• ENSUITE BATH
• AMAZING VIEWS FROM BALCONY
• OUTDOOR POOLS AND HOT TUBS
• YEAR-ROUND OWNER STORAGE

Property features AI

Finance

• HOA & community: Association with annual fee; Annual association fee: $25,984.75; Association amenities include management, front desk, locker ski storage, bus/shuttle service, on-site athletic club, on-site restaurant, and fitness center; Association fee covers contingency fund, insurance, management, sewer, unit heat, water, trash, snow removal, and cable TV

Exterior

• Parking: Common parking; Has garage (1 space); Has carport
• Home design: Condominium
• Exterior features: Not new construction; Located at the base of Aspen Highlands Mountain (Elkhorn Lodge area); Part of the Ritz Carlton subdivision

Interior

• Kitchen: Freezer; Oven; Refrigerator; Range; Microwave
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Radiant heating; Forced air heating
• Interior features: Gas fireplace; Radiant heating; Forced air heating
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $99k).
• Recommended offer: $98k (1.5% 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 $9,474/mo this rent would consume 138% 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 9.57% ✓
• Cap rate: 62.48%
• Cash-on-cash: 200.67%
• DSCR: 9.93
• GRM: 0.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 15.46×
• Total profit: $400,699
• Equity at exit: $89,187

10-year hold

• IRR: —
• Equity multiple: 39.77×
• Total profit: $1,074,789
• Equity at exit: $192,335

Cash invested: $27,720 (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: 0.9×

Monthly cashflow live

• Estimated rent: $9,474 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$2,165
• Vacancy / Maint / Mgmt: −$1,990
• Net cashflow: $4,636

Break-even live

Break-even rent $3,607

Max offer price $99,000

Occupancy floor 46%

Sensitivity live

Price	-10% $4,704	-5% $4,670	+0% $4,636	+5% $4,601	+10% $4,567
Rent	-10% $3,887	-5% $4,261	+0% $4,636	+5% $5,010	+10% $5,384
Rate	-1.0pp $4,685	-0.5pp $4,661	base $4,636	+0.5pp $4,610	+1.0pp $4,584

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $2,165 · $25,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-19
   days on market $99,000 Active 30 DOM
2. 2026-06-18
   days on market $99,000 Active 29 DOM
3. 2026-06-17
   days on market $99,000 Active 28 DOM
4. 2026-06-16
   days on market $99,000 Active 27 DOM
5. 2026-06-15
   days on market $99,000 Active 26 DOM
6. 2026-06-14
   days on market $99,000 Active 24 DOM
7. 2026-06-12
   days on market $99,000 Active 23 DOM
8. 2026-06-09
   days on market $99,000 Active 20 DOM
9. 2026-06-08
   days on market $99,000 Active 19 DOM
10. 2026-06-07
    days on market $99,000 Active 18 DOM
11. 2026-06-05
    days on market $99,000 Active 15 DOM
12. 2026-06-02
    days on market $99,000 Active 13 DOM
13. 2026-06-01
    days on market $99,000 Active 12 DOM
14. 2026-05-31
    days on market $99,000 Active 11 DOM
15. 2026-05-30
    days on market $99,000 Active 10 DOM
16. 2026-05-11
    listed $99,000 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥78°F today · 20 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: $113,691
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$9,095
• − Management: −$9,095
• − HOA: −$25,980
• − Depreciation: −$2,880
• Taxable income: $59,115
• Est. tax owed @ 24.0%: −$14,188
• After-tax cash flow: $41,439/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

1 event — show timeline

• 2026-05-11 Listed $99,000 AGMLS