2 bd · 2.0 ba ·
1,359 sqft ·
Built 2008
· Timeshare
· Active
· 329 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$4,314/mo
Mortgage (P&I)
−$115
Tax + insurance
−$37
HOA
−$216
Vac / Maint / Mgmt
−$906
Net cashflow
$3,040/mo
Annual
$36,481/yr
Cap rate
172.12%
Cash-on-cash
592.23%
DSCR
27.35
1% rule
19.61%
Cash to close
$6,160
Investor read
This is a 2-bed/2.0-bath timeshare listed at $22k.
At list price, monthly cash flow is $3k ($36k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($4k rent vs $22k).
It's been on market 329 days — a 12% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $19k (12.0% below list) — sets the bar for market timing.
In year one you build about $2k of equity ($152 loan paydown + $1k appreciation (6.6% local appreciation)).
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: crime D-, amenities F, cost of living 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.
Zoned schools: Avon Elementary School (math 5% / reading 22%, grade F, #824 of 966 statewide, top 88%, 296 students, 79% FRL); Berry Creek Middle School (math 12% / reading 42%, grade F, #154 of 270 statewide, top 59%, 221 students, 51% FRL); Battle Mountain High School (math 29% / reading 57%, grade F, #152 of 381 statewide, top 40%, 904 students, 33% FRL) — zoned schools average 54% FRL vs 33% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: 456 active listings in the ZIP; solid renter incomes; 387 units permitted in Eagle County in 2024 (256 in 5+ unit buildings).
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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.
Cap rate 172.1% 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.
At $4,314/mo this rent would consume 50% 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.
Questions for listing agent
It's been on market 329 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
CashFlowRE · CFR-4XTRANEWQM4R21
· Data 15 h agocashflowre.app · 2026-05-29