210 Offerson Rd Unit R-309 · Avon, CO 81620

$4,000

3 bd · 3.0 ba · 1,811 sqft · Condo public records · 611 Days on market

Built 1993 $206/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 +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 MLS

Own a piece of Beaver Creek forever with this deeded ownership. Recently remodeled, St. James Place is in the heart of Beaver Creek Village and offers front desk, concierge, underground parking, indoor pool, hot tub, work out room and ideal location just steps to the mountain, shops, restaurants and Vilar Center. This 3-bedroom south facing residence is on the top floor with vaulted ceilings. Week 26 dates for 2023 are July 1st - 8th.

Key facts

• Community pool
• Built 1993
• Listed 610 days

Property features AI

Finance

• HOA & community: Annual association with fitness center and pool; Association fee covers common area maintenance, electricity, gas, heat, management, snow removal, taxes, and trash; Association fee: 2466 annually

Exterior

• Home design: Multi-family property
• Construction: Shake roof; Poured in place foundation
• Exterior features: Multi-family zoning

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Electric baseboard heating
• Interior features: Furnished; Disposal
• Laundry & utility: Washer; Dryer; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $4k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $4k).
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.
• Cap rate 978.6% 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 $4,398/mo this rent would consume 51% 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 $293 of equity ($28 loan paydown + $265 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 611 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 24y ago; this cycle's ask has dropped $6k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $3,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 611 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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?
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 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: 109.95% ✓
• Cap rate: 978.57%
• Cash-on-cash: 3472.42%
• DSCR: 155.50
• GRM: 0.1

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: 186.64×
• Total profit: $207,916
• Equity at exit: $2,676

10-year hold

• IRR: —
• Equity multiple: 403.05×
• Total profit: $450,300
• Equity at exit: $5,000

Cash invested: $1,120 (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: 0.1×

Monthly cashflow live

• Estimated rent: $4,398 medium
• Mortgage (P&I): −$21
• Tax est. 1.5%: −$5 /mo · $60/yr
• Insurance: −$2
• HOA: −$206
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $3,241

Break-even live

Break-even rent $296

Max offer price $4,000

Occupancy floor 21%

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: $1,000
• Closing costs: $120
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $206 · $2,472/yr
• Likely covers: pooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-19
   days on market $4,000 Active 611 DOM
2. 2026-06-18
   days on market $4,000 Active 610 DOM
3. 2026-06-17
   days on market $4,000 Active 609 DOM
4. 2026-06-16
   days on market $4,000 Active 608 DOM
5. 2026-06-15
   days on market $4,000 Active 607 DOM
6. 2026-06-14
   days on market $4,000 Active 605 DOM
7. 2026-06-12
   days on market $4,000 Active 604 DOM
8. 2026-06-09
   days on market $4,000 Active 601 DOM
9. 2026-06-08
   days on market $4,000 Active 600 DOM
10. 2026-06-07
    days on market $4,000 Active 599 DOM
11. 2026-06-05
    days on market $4,000 Active 596 DOM
12. 2026-06-03
    days on market $4,000 Active 595 DOM
13. 2026-06-02
    days on market $4,000 Active 594 DOM
14. 2026-06-01
    days on market $4,000 Active 593 DOM
15. 2026-05-31
    days on market $4,000 Active 592 DOM
16. 2026-05-30
    days on market $4,000 Active 591 DOM
17. 2026-01-05
    price $4,000
18. 2025-10-29
    price $6,500
19. 2025-10-28
    status Active
20. 2025-02-25
    price $7,500
21. 2024-09-18
    listed $10,500 Active
22. 2023-08-08
    soldstatus $27,000 Closed 438-char remark

    Show marketing remark (438 chars)

    Own a piece of Beaver Creek forever with this deeded ownership. Recently remodeled, St. James Place is in the heart of Beaver Creek Village and offers front desk, concierge, underground parking, indoor pool, hot tub, work out room and ideal location just steps to the mountain, shops, restaurants and Vilar Center. This 3-bedroom south facing residence is on the top floor with vaulted ceilings. Week 26 dates for 2023 are July 1st - 8th.

23. 2023-07-06
    status Pending 438-char remark

    Show marketing remark (438 chars)

    Own a piece of Beaver Creek forever with this deeded ownership. Recently remodeled, St. James Place is in the heart of Beaver Creek Village and offers front desk, concierge, underground parking, indoor pool, hot tub, work out room and ideal location just steps to the mountain, shops, restaurants and Vilar Center. This 3-bedroom south facing residence is on the top floor with vaulted ceilings. Week 26 dates for 2023 are July 1st - 8th.

24. 2023-06-13
    listed $32,000 Active 438-char remark

    Show marketing remark (438 chars)

    Own a piece of Beaver Creek forever with this deeded ownership. Recently remodeled, St. James Place is in the heart of Beaver Creek Village and offers front desk, concierge, underground parking, indoor pool, hot tub, work out room and ideal location just steps to the mountain, shops, restaurants and Vilar Center. This 3-bedroom south facing residence is on the top floor with vaulted ceilings. Week 26 dates for 2023 are July 1st - 8th.

25. 2022-08-23
    soldstatus $19,000 Closed 303-char remark

    Show marketing remark (303 chars)

    Penthouse 309 offers fantastic views of the Plaza and the slopes toward Strawberry Park and Larkspur Bowl. This two-level residence is larger and has additional windows as well as vaulted ceilings and two master suites. Fantastic time to be in Beaver creek week 33 dates for this year are Aug 13th-20th

26. 2022-08-07
    status Pending 303-char remark

    Show marketing remark (303 chars)

    Penthouse 309 offers fantastic views of the Plaza and the slopes toward Strawberry Park and Larkspur Bowl. This two-level residence is larger and has additional windows as well as vaulted ceilings and two master suites. Fantastic time to be in Beaver creek week 33 dates for this year are Aug 13th-20th

27. 2022-02-24
    listed $20,500 Active 303-char remark

    Show marketing remark (303 chars)

    Penthouse 309 offers fantastic views of the Plaza and the slopes toward Strawberry Park and Larkspur Bowl. This two-level residence is larger and has additional windows as well as vaulted ceilings and two master suites. Fantastic time to be in Beaver creek week 33 dates for this year are Aug 13th-20th

28. 2019-06-24
    soldstatus $29,500
29. 2018-12-10
    listed $110,000
30. 2018-10-02
    soldstatus $10,000
31. 2018-07-18
    listed $10,500
32. 2016-10-04
    listed $13,000
33. 2015-08-13
    listed $110,000
34. 2015-03-10
    listed $20,000
35. 2014-06-28
    listed $12,500
36. 2004-09-13
    soldstatus $18,000
37. 2003-07-23
    listed $18,000
38. 2003-03-28
    soldstatus $105,000
39. 2003-03-27
    soldstatus $68,000
40. 2003-02-26
    listed $72,900
41. 2003-01-28
    soldstatus $184,000
42. 2003-01-04
    listed $99,000
43. 2003-01-04
    listed $189,000
44. 2003-01-04
    listed $289,000
45. 2002-10-31
    soldstatus $16,500
46. 2002-09-19
    listed $16,500

ⓘ 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 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: $52,778
• − Mortgage interest: −$224
• − Property taxes: −$60
• − Insurance: −$20
• − Repairs & maintenance: −$4,222
• − Management: −$4,222
• − HOA: −$2,472
• − Depreciation: −$116
• Taxable income: $41,441
• Est. tax owed @ 24.0%: −$9,946
• After-tax cash flow: $28,945/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

-75.8% since first listed

30 events — show timeline

• 2026-01-05 Price Changed $4,000 VMLS
• 2025-10-29 Price Changed $6,500 VMLS
• 2025-10-28 Relisted — VMLS
• 2025-02-25 Price Changed $7,500 VMLS
• 2024-09-18 Listed $10,500 VMLS
• 2023-08-08 Sold (MLS) $27,000 VMLS
• 2023-07-06 Pending — VMLS
• 2023-06-13 Listed $32,000 VMLS
• 2022-08-23 Sold (MLS) $19,000 VMLS
• 2022-08-07 Pending — VMLS
• 2022-02-24 Listed $20,500 VMLS
• 2019-06-24 Sold (Public Records) $29,500 Public Records
• 2018-12-10 Listed $110,000 VMLS
• 2018-10-02 Sold (MLS) $10,000 VMLS
• 2018-07-18 Listed $10,500 VMLS
• 2016-10-04 Listed $13,000 VMLS
• 2015-08-13 Listed $110,000 VMLS
• 2015-03-10 Listed $20,000 VMLS
• 2014-06-28 Listed $12,500 VMLS
• 2004-09-13 Sold (MLS) $18,000 VMLS
• 2003-07-23 Listed $18,000 VMLS
• 2003-03-28 Sold (MLS) $105,000 VMLS
• 2003-03-27 Sold (MLS) $68,000 VMLS
• 2003-02-26 Listed $72,900 VMLS
• 2003-01-28 Sold (MLS) $184,000 VMLS
• 2003-01-04 Listed $289,000 VMLS
• 2003-01-04 Listed $189,000 VMLS
• 2003-01-04 Listed $99,000 VMLS
• 2002-10-31 Sold (MLS) $16,500 VMLS
• 2002-09-19 Listed $16,500 VMLS

Property tax history

+1.4%/yr

Latest (2025): $8,884 · -14.2% YoY. Source: county tax records.