508 E Lionshead #312 · Vail, CO 81657

$30,000

1 bd · 1.0 ba · 506 sqft · Condo public records · 154 Days on market

Built 1979 $219/mo HOA · 9% 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 +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 MLS

Own a piece of Vail forever with these two deeded consecutive weeks of fractional ownership in Vantage Point. Enjoy spending mid-September leaf peeping in the Colorado Rockies. Hiking, fishing, golfing, river rafting and horseback riding. Located in the Lionshead Plaza, stroll to the mountain, shops and restaurants. This residence sits on the 3rd floor with ideal views overlooking Vail Mountain. HOA dues are paid quarterly. Week 38 & 39 dates for 2026 are September 19-October 3. Other weeks and residence sizes available.

Key facts

• Breathtaking views
• Prime access
• Kitchen finishes

Tags

• KITCHEN FINISHES
• BREATHTAKING VIEWS
• PRIME ACCESS
• LOW HOA DUES
• SERENE MOUNTAIN RETREAT

Property features AI

Finance

• HOA & community: Association with quarterly fee; Quarterly association fee; Association services include cable TV, common area maintenance, electricity, gas, heat, insurance, internet, management, security, sewer, snow removal, taxes, telephone, trash, water, and furniture replacement; Association amenities: On-site management, Pool, Spa/Hot Tub; On-site management listed as a community feature

Exterior

• Security: Security included in association services
• Utilities: Electricity included in association services; Gas included in association services; Heat included in association services; Water included in association services; Sewer included in association services; Trash included in association services; Telephone included in association services; Internet included in association services; Cable TV included in association services
• Home design: Planned Unit Development (PUD) zoning
• Construction: Asphalt roof; Poured-in-place foundation
• Exterior features: Pool; Spa/Hot Tub; Near public transit; On-site management

Interior

• Kitchen: Built-in electric oven; Dishwasher; Microwave; Range hood; Refrigerator
• Bedrooms: Master bedroom (1 queen bed); Bedroom 2 (2 twin beds)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Furnished; Built-in electric oven, Dishwasher, Microwave, Range hood, Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 64.9% 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).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 33y 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 $4k; list at $30k implies a 567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% 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 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. 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?
9. 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.
10. 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.
11. 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: 7.98% ✓
• Cap rate: 64.93%
• Cash-on-cash: 209.42%
• DSCR: 10.32
• GRM: 1.0

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: 13.78×
• Total profit: $107,355
• Equity at exit: $24,343

10-year hold

• IRR: —
• Equity multiple: 29.88×
• Total profit: $242,588
• Equity at exit: $49,881

Cash invested: $8,400 (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
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$219
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $1,466

Break-even live

Break-even rent $540

Max offer price $30,000

Occupancy floor 34%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $219 · $2,628/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-19
   days on market $30,000 Active 154 DOM
2. 2026-06-18
   days on market $30,000 Active 153 DOM
3. 2026-06-17
   days on market $30,000 Active 152 DOM
4. 2026-06-16
   days on market $30,000 Active 151 DOM
5. 2026-06-15
   days on market $30,000 Active 150 DOM
6. 2026-06-14
   days on market $30,000 Active 148 DOM
7. 2026-06-12
   days on market $30,000 Active 147 DOM
8. 2026-06-09
   days on market $30,000 Active 144 DOM
9. 2026-06-08
   days on market $30,000 Active 143 DOM
10. 2026-06-07
    days on market $30,000 Active 142 DOM
11. 2026-06-05
    days on market $30,000 Active 139 DOM
12. 2026-06-03
    days on market $30,000 Active 138 DOM
13. 2026-06-02
    days on market $30,000 Active 137 DOM
14. 2026-06-01
    days on market $30,000 Active 136 DOM
15. 2026-05-31
    days on market $30,000 Active 135 DOM
16. 2026-05-30
    days on market $30,000 Active 134 DOM
17. 2026-01-16
    listed $30,000 Active
18. 2025-11-11
    listed $5,000 Active 530-char remark

    Show marketing remark (530 chars)

    Own a piece of Vail forever with these two deeded consecutive weeks of fractional ownership in Vantage Point. Enjoy spending mid-September leaf peeping in the Colorado Rockies. Hiking, fishing, golfing, river rafting and horseback riding. Located in the Lionshead Plaza, stroll to the mountain, shops and restaurants. This residence sits on the 3rd floor with ideal views overlooking Vail Mountain. HOA dues are paid quarterly. Week 38 & 39 dates for 2026 are September 19-October 3. Other weeks and residence sizes available.

19. 1994-01-09
    soldstatus $4,500
20. 1993-06-30
    listed $4,500
21. 1993-04-20
    listed $6,000

ⓘ 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 5/10 Major
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,743
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − HOA: −$2,628
• − Depreciation: −$873
• Taxable income: $18,363
• Est. tax owed @ 24.0%: −$4,407
• After-tax cash flow: $13,184/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

+400.0% since first listed

5 events — show timeline

• 2026-01-16 Listed $30,000 VMLS
• 2025-11-11 Listed $5,000 VMLS
• 1994-01-09 Sold (MLS) $4,500 VMLS
• 1993-06-30 Listed $4,500 VMLS
• 1993-04-20 Listed $6,000 VMLS

Property tax history

+2.2%/yr

Latest (2025): $2,552 · +25.9% YoY. Source: county tax records.