218 Riverfront Ln Unit 2502A/B · Avon, CO 81620

$55,000

2 bd · 2.0 ba · 1,336 sqft · Timeshare · 469 Days on market

Built 2008 Est $52k · 6% over $193/mo HOA · 4% of rent

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Why this score? — see what drove the D+ 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• ARV discount +5.0/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy week 52 also known as New Year's week with this well appointed 2-bedroom, 2-bathroom condo at The Westin Mountain Villas located in Riverfront Village, the gateway to Beaver Creek ski resort. This beautifully appointed residence features spacious living areas, a gourmet kitchen with stainless steel appliances, and a cozy fireplace * * —perfect for après-ski relaxation. The primary suite offers a spa-like bathroom with a soaking tub, while the second bedroom provides flexibility for guests or family. Step onto your private balconyand take in breathtaking mountain or river views. Each Westin Mountain Villa can be used as a 2 bedroom residence or ''lock-off'' the guest suit

Key facts

• Private balcony
• Gourmet kitchen
• Spa-like bathroom

Tags

• GOURMET KITCHEN
• COZY FIREPLACE
• PRIVATE BALCONY
• BREATHTAKING MOUNTAIN VIEWS
• BREATHTAKING RIVER VIEWS
• SPA-LIKE BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of 2,317

Exterior

• Home design: Multi-family property
• Construction: Synthetic roof; Poured in place foundation
• Exterior features: Community pool; On-site management; Fitness center; Fishing access; Trails

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Unit is furnished; Washer and dryer included; Disposal
• Laundry & utility: Washer/Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $55k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 68.8% 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 $4,351/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 $4k of equity ($380 loan paydown + $4k 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 469 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 469 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.91% ✓
• Cap rate: 68.78%
• Cash-on-cash: 223.17%
• DSCR: 10.93
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $52,104
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Riverfront Ln	0.00mi	2/2.0	1,359 (+2%)	10mo	$53,000	$39	88

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

Projected returns pro-forma

6.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.02×
• Total profit: $200,570
• Equity at exit: $36,801

10-year hold

• IRR: —
• Equity multiple: 30.03×
• Total profit: $447,031
• Equity at exit: $68,749

Cash invested: $15,400 (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 81620

• Home prices YoY: 1.9%
• Active inventory: 448
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $4,351 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$193
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $2,864

Break-even live

Break-even rent $725

Max offer price $55,000

Occupancy floor 29%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $193 · $2,316/yr

Listing history 19 events

1. 2026-06-19
   days on market $55,000 Active 469 DOM
2. 2026-06-18
   days on market $55,000 Active 468 DOM
3. 2026-06-17
   days on market $55,000 Active 467 DOM
4. 2026-06-16
   days on market $55,000 Active 466 DOM
5. 2026-06-15
   days on market $55,000 Active 465 DOM
6. 2026-06-14
   days on market $55,000 Active 463 DOM
7. 2026-06-12
   days on market $55,000 Active 462 DOM
8. 2026-06-09
   days on market $55,000 Active 459 DOM
9. 2026-06-08
   days on market $55,000 Active 458 DOM
10. 2026-06-07
    days on market $55,000 Active 457 DOM
11. 2026-06-05
    days on market $55,000 Active 454 DOM
12. 2026-06-03
    days on market $55,000 Active 453 DOM
13. 2026-06-02
    days on market $55,000 Active 452 DOM
14. 2026-06-01
    days on market $55,000 Active 451 DOM
15. 2026-05-31
    days on market $55,000 Active 450 DOM
16. 2026-05-30
    days on market $55,000 Active 449 DOM
17. 2025-12-12
    price $55,000
18. 2025-05-06
    price $67,000
19. 2025-03-07
    listed $55,000 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 14 d/yr ≥81°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: $52,210
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$4,177
• − Management: −$4,177
• − HOA: −$2,316
• − Depreciation: −$1,600
• Taxable income: $35,759
• Est. tax owed @ 24.0%: −$8,582
• After-tax cash flow: $25,786/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

• Census place: Avon, CO
• County: Eagle County · 42,178 people
• City population: 10,965
• 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

+0.0% since first listed

3 events — show timeline

• 2025-12-12 Price Changed $55,000 VMLS
• 2025-05-06 Price Changed $67,000 VMLS
• 2025-03-07 Listed $55,000 VMLS