100 E Thomas Pl #2053 · Avon, CO 81620

$18,000

2 bd · 2.0 ba · 1,289 sqft · Condo public records · 358 Days on market

Built 2007 $633/mo HOA · 15% 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

Why rent when you can own this 1/20th deeded fractional share for week 47 plus 10 floating days. Located inside the Park Hyatt Resort & Spa, this two-bedroom three-bath condo ownership includes all Hyatt Residence Club and Hyatt hotel exchange privileges when purchased through an Authorized Reseller

Key facts

• Garage
• Community pool
• Built 2007

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $18k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $18k).
• Recommended offer: $16k (12.0% below list) — sets the bar for market timing.
• Cap rate 177.7% 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 $4,213/mo this rent would consume 49% 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

• In year one you build about $1k of equity ($124 loan paydown + $1k appreciation (6.6% local appreciation)).
• 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y ago; this cycle's ask has dropped $4k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $15,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 23.41% ✓
• Cap rate: 177.70%
• Cash-on-cash: 612.16%
• DSCR: 28.24
• GRM: 0.4

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: 33.92×
• Total profit: $165,896
• Equity at exit: $12,044

10-year hold

• IRR: —
• Equity multiple: 73.20×
• Total profit: $363,897
• Equity at exit: $22,500

Cash invested: $5,040 (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
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $4,213 medium
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $270/yr
• Insurance: −$8
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$633
• Vacancy / Maint / Mgmt: −$885
• Net cashflow: $2,505

Break-even live

Break-even rent $1,043

Max offer price $18,000

Occupancy floor 36%

Sensitivity live

Price	-10% $2,517	-5% $2,511	+0% $2,505	+5% $2,498	+10% $2,492
Rent	-10% $2,172	-5% $2,338	+0% $2,505	+5% $2,671	+10% $2,837
Rate	-1.0pp $2,514	-0.5pp $2,509	base $2,505	+0.5pp $2,500	+1.0pp $2,495

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $633 · $7,596/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2024-12-24
   status Pending
2. 2024-06-29
   price $18,000
3. 2023-12-31
   listed $22,000 Active
4. 2019-12-04
   listed $110,000
5. 2018-08-21
   soldstatus $60,000
6. 2018-06-28
   listed $31,900
7. 2018-04-11
   soldstatus $110,000
8. 2018-04-10
   soldstatus $110,000
9. 2018-01-04
   listed $121,000
10. 2017-12-12
    soldstatus $29,000
11. 2017-04-17
    soldstatus $15,000
12. 2016-08-26
    soldstatus $29,000
13. 2016-08-26
    soldstatus $1,300,000
14. 2015-03-03
    soldstatus $121,000
15. 2015-02-11
    listed $135,000
16. 2014-12-07
    listed $79,900
17. 2014-06-14
    listed $35,000
18. 2014-05-20
    listed $265,000
19. 2011-12-09
    listed $78,000

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $50,559
• − Mortgage interest: −$1,008
• − Property taxes: −$270
• − Insurance: −$888
• − Repairs & maintenance: −$4,045
• − Management: −$4,045
• − HOA: −$7,596
• − Depreciation: −$524
• Taxable income: $32,184
• Est. tax owed @ 24.0%: −$7,724
• After-tax cash flow: $22,331/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

-76.9% since first listed

19 events — show timeline

• 2024-12-24 Pending — VMLS
• 2024-06-29 Price Changed $18,000 VMLS
• 2023-12-31 Listed $22,000 VMLS
• 2019-12-04 Listed $110,000 VMLS
• 2018-08-21 Sold (MLS) $60,000 VMLS
• 2018-06-28 Listed $31,900 VMLS
• 2018-04-11 Sold (Public Records) $110,000 Public Records
• 2018-04-10 Sold (MLS) $110,000 VMLS
• 2018-01-04 Listed $121,000 VMLS
• 2017-12-12 Sold (MLS) $29,000 VMLS
• 2017-04-17 Sold (Public Records) $15,000 Public Records
• 2016-08-26 Sold (Public Records) $1,300,000 Public Records
• 2016-08-26 Sold (Public Records) $29,000 Public Records
• 2015-03-03 Sold (MLS) $121,000 VMLS
• 2015-02-11 Listed $135,000 VMLS
• 2014-12-07 Listed $79,900 VMLS
• 2014-06-14 Listed $35,000 VMLS
• 2014-05-20 Listed $265,000 VMLS
• 2011-12-09 Listed $78,000 VMLS

Property tax history

+1.5%/yr

Latest (2025): $11,514 · +15.4% YoY. Source: county tax records.