1020 Vail View Dr Unit 3402-22 · Vail, CO 81657

$1,250

3 bd · 3.0 ba · 1,302 sqft · Timeshare · 135 Days on market

Built 1983 958 sqft lot $185/mo HOA · 5% 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

Just five minutes from Vail Village and Vail Mountain, Sandstone Creek Club is one of the few affordable options to own your own week in a world class mountain resort. 3402-22 is a popular creek-side 2 bedroom/ 3 bathroom plus loft condo and is yours during week 22 every year---May 30 to June 6, 2026, May 29-June 5, 2027, May 27-June 3, 2028, and June 2-9, 2029 and so on. Great time of year with the Creeks rising and often times the ever popular Mountain Games can be seen in and around Vail. .. .. This residence comes with a full kitchen where you can prepare your meals or just make a quick cup of coffee. You'll enjoy relaxing next to the fireplace in your own separate living room or on the

Key facts

• Full kitchen
• Hot tubs
• Steam room

Tags

• CREEK SIDE CONDO
• FULL KITCHEN
• SEPARATE LIVING ROOM
• INDOOR OUTDOOR CREEK SIDE POOL
• HOT TUBS
• STEAM ROOM

Property features AI

Finance

• HOA & community: Has association; Quarterly association fee of 555.35; Association fee includes cable TV, common area maintenance, electricity, gas, heat, insurance, internet, management, sewer, snow removal, taxes, telephone, trash, water, furniture replacement; On-site amenities: fitness center, front desk, on-site management, pool, shuttle service, spa/hot tub; Community features include fishing, near public transit, shuttle service, and trails

Exterior

• Construction: Tar & gravel roof; Concrete perimeter foundation
• Exterior features: Waterfront location; Residential zoning

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 three-quarter bathroom
• Heating & cooling: Baseboard heating; Electric heating; Ceiling fan(s)
• Interior features: Fireplace; Furnished
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $1k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $1k).
• Recommended offer: $1k (12.0% below list) — sets the bar for market timing.
• Cap rate 2580.8% 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).
• This rent runs 43% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $117 of equity ($8 loan paydown + $109 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 $350 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($1k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $1,100 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 291.18% ✓
• Cap rate: 2580.80%
• Cash-on-cash: 9194.67%
• DSCR: 410.11
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $5,208
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Vail View Dr #3412-8	0.00mi	2/3.0 (-1)	1,236 (-5%)	13mo	$9,000	$7	76
1020 Vail View Dr #3412-13	0.00mi	2/3.0 (-1)	1,236 (-5%)	14mo	$3,600	$3	75
1020 Vail Vw #1313-6	0.00mi	2/3.0 (-1)	1,212 (-7%)	11mo	$5,000	$4	74
1020 Vail View Dr #3408-3	0.00mi	2/3.0 (-1)	1,218 (-6%)	14mo	$3,000	$2	72
1020 Vail Vw #1313-1	0.00mi	2/3.0 (-1)	1,212 (-7%)	15mo	$5,000	$4	71
1020 Vail Vw	0.00mi	2/2.0 (-1)	1,129 (-13%)	2mo	$10	—	67
1020 Vail Vw #2408-7	0.00mi	2/3.0 (-1)	1,153 (-11%)	11mo	$5,000	$4	67
1020 Vail View Dr #2205-31	0.00mi	2/2.0 (-1)	1,127 (-13%)	9mo	$10	—	61
1020 Vail View Dr #3203-11	0.00mi	2/2.0 (-1)	1,109 (-15%)	8mo	$6,000	$5	60
1020 Vail View Dr #3203-14	0.00mi	2/2.0 (-1)	1,109 (-15%)	12mo	$1,500	$1	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 479.16×
• Total profit: $167,356
• Equity at exit: $1,014

10-year hold

• IRR: —
• Equity multiple: 1035.98×
• Total profit: $362,243
• Equity at exit: $2,078

Cash invested: $350 (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

Monthly cashflow live

• Estimated rent: $3,640 medium
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $19/yr
• Insurance: −$1
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$185
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $2,615

Break-even live

Break-even rent $329

Max offer price $1,250

Occupancy floor 23%

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: $312
• Closing costs: $38
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $185 · $2,220/yr

Listing history 17 events

1. 2026-06-19
   days on market $1,250 Active 135 DOM
2. 2026-06-18
   days on market $1,250 Active 134 DOM
3. 2026-06-17
   days on market $1,250 Active 133 DOM
4. 2026-06-16
   days on market $1,250 Active 132 DOM
5. 2026-06-15
   days on market $1,250 Active 131 DOM
6. 2026-06-14
   days on market $1,250 Active 129 DOM
7. 2026-06-12
   days on market $1,250 Active 128 DOM
8. 2026-06-09
   days on market $1,250 Active 125 DOM
9. 2026-06-08
   days on market $1,250 Active 124 DOM
10. 2026-06-07
    days on market $1,250 Active 123 DOM
11. 2026-06-05
    days on market $1,250 Active 120 DOM
12. 2026-06-03
    days on market $1,250 Active 119 DOM
13. 2026-06-02
    days on market $1,250 Active 118 DOM
14. 2026-06-01
    days on market $1,250 Active 117 DOM
15. 2026-05-31
    days on market $1,250 Active 116 DOM
16. 2026-05-30
    days on market $1,250 Active 115 DOM
17. 2026-02-04
    listed $1,250 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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 14 d/yr ≥76°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: $43,677
• − Mortgage interest: −$70
• − Property taxes: −$19
• − Insurance: −$804
• − Repairs & maintenance: −$3,494
• − Management: −$3,494
• − HOA: −$2,220
• − Depreciation: −$36
• Taxable income: $33,540
• Est. tax owed @ 24.0%: −$8,050
• After-tax cash flow: $23,334/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

1 event — show timeline

• 2026-02-04 Listed $1,250 VMLS