100 Bachelor Ridge Rd #3704 · Edwards, CO 81620

$115,000

2 bd · 2.5 ba · 1,874 sqft · Condo · 533 Days on market

Built 2002 $1486/mo HOA · 35% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A rare 2-bedroom penthouse with 3-balconies and open floor plan is now for sale at The Residences Bachelor Gulch located next to the award winning Ritz-Carlton, Bachelor Gulch. This is a a ski in/out location with 5-star amenities include Private Concierge, Lift Tickets, access to the Ritz-Carlton Hotel Spa, Daily Housekeeping, private on mountain dining at Zach's Cabin, wine storage, discounted Red Sky Ranch Golf, tennis, hot tub and pool. Plus access to other resorts. 2 Summer Weeks/ 1 Ski Week. Summer Interest 9.

Key facts

• Wine storage
• 5 star amenities
• Private concierge

Tags

• SKI IN OUT LOCATION
• 5 STAR AMENITIES
• PRIVATE CONCIERGE
• DAILY HOUSEKEEPING
• PRIVATE ON MOUNTAIN DINING
• WINE STORAGE

Property features AI

Finance

• HOA & community: Has HOA; Annual association fee; Association fee covers club membership, common area maintenance, electricity, gas, management, and taxes; On-site fitness center

Exterior

• Construction: Shake roof; Poured-in-place foundation
• Exterior features: Planned Unit Development zoning; Community pool

Interior

• Bedrooms: 2 bedrooms
• Flooring: Marble; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Radiant heating
• Interior features: Marble flooring; Wood flooring; Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 0.4% in Edwards — 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 59/100 on livability (#268 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A, employment B+; Watch: schools D-, amenities F, commute 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).

Forward outlook

• In year one you build about $8k of equity ($795 loan paydown + $8k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 533 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 20y ago; this cycle's ask is 67% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $62k; list at $115k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 35% of rent.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 533 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 D-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. 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: 3.68% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.50%
• DSCR: 2.76
• GRM: 2.3

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: 48.3%
• Equity multiple: 4.16×
• Total profit: $101,875
• Equity at exit: $76,948

10-year hold

• IRR: 44.9%
• Equity multiple: 8.80×
• Total profit: $251,155
• Equity at exit: $143,748

Cash invested: $32,200 (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: 2.3×

Monthly cashflow live

• Estimated rent: $4,229 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,486
• Vacancy / Maint / Mgmt: −$888
• Net cashflow: $994

Break-even live

Break-even rent $2,971

Max offer price $115,000

Occupancy floor 72%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,486 · $17,832/yr
• Likely covers: pooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-19
   days on market $115,000 Active 533 DOM
2. 2026-06-18
   days on market $115,000 Active 532 DOM
3. 2026-06-17
   days on market $115,000 Active 531 DOM
4. 2026-06-16
   days on market $115,000 Active 530 DOM
5. 2026-06-15
   days on market $115,000 Active 529 DOM
6. 2026-06-14
   days on market $115,000 Active 527 DOM
7. 2026-06-12
   days on market $115,000 Active 526 DOM
8. 2026-06-09
   days on market $115,000 Active 523 DOM
9. 2026-06-08
   days on market $115,000 Active 522 DOM
10. 2026-06-07
    days on market $115,000 Active 521 DOM
11. 2026-06-05
    days on market $115,000 Active 518 DOM
12. 2026-06-03
    days on market $115,000 Active 517 DOM
13. 2026-06-02
    days on market $115,000 Active 516 DOM
14. 2026-06-01
    days on market $115,000 Active 515 DOM
15. 2026-05-31
    days on market $115,000 Active 514 DOM
16. 2026-05-30
    days on market $115,000 Active 513 DOM
17. 2025-10-27
    soldstatus $62,500 Closed 522-char remark

    Show marketing remark (522 chars)

    A rare 2-bedroom penthouse with 3-balconies and open floor plan is now for sale at The Residences Bachelor Gulch located next to the award winning Ritz-Carlton, Bachelor Gulch. This is a a ski in/out location with 5-star amenities include Private Concierge, Lift Tickets, access to the Ritz-Carlton Hotel Spa, Daily Housekeeping, private on mountain dining at Zach's Cabin, wine storage, discounted Red Sky Ranch Golf, tennis, hot tub and pool. Plus access to other resorts. 2 Summer Weeks/ 1 Ski Week. Summer Interest 9.

18. 2025-10-05
    status Pending 522-char remark

    Show marketing remark (522 chars)

    A rare 2-bedroom penthouse with 3-balconies and open floor plan is now for sale at The Residences Bachelor Gulch located next to the award winning Ritz-Carlton, Bachelor Gulch. This is a a ski in/out location with 5-star amenities include Private Concierge, Lift Tickets, access to the Ritz-Carlton Hotel Spa, Daily Housekeeping, private on mountain dining at Zach's Cabin, wine storage, discounted Red Sky Ranch Golf, tennis, hot tub and pool. Plus access to other resorts. 2 Summer Weeks/ 1 Ski Week. Summer Interest 9.

19. 2025-09-29
    listed $69,000 Active 522-char remark

    Show marketing remark (522 chars)

    A rare 2-bedroom penthouse with 3-balconies and open floor plan is now for sale at The Residences Bachelor Gulch located next to the award winning Ritz-Carlton, Bachelor Gulch. This is a a ski in/out location with 5-star amenities include Private Concierge, Lift Tickets, access to the Ritz-Carlton Hotel Spa, Daily Housekeeping, private on mountain dining at Zach's Cabin, wine storage, discounted Red Sky Ranch Golf, tennis, hot tub and pool. Plus access to other resorts. 2 Summer Weeks/ 1 Ski Week. Summer Interest 9.

20. 2025-01-02
    listed $115,000 Active
21. 2024-07-02
    soldstatus $98,000 Closed
22. 2024-06-13
    status Pending
23. 2024-04-15
    listed $120,000 Active
24. 2024-03-29
    soldstatus $105,000 Closed
25. 2024-02-22
    status Pending
26. 2024-02-19
    listed $114,500 Active
27. 2024-02-10
    price $115,000
28. 2023-12-04
    listed $125,000 Active
29. 2023-08-28
    soldstatus $62,000 Closed
30. 2023-08-07
    status Pending
31. 2023-02-07
    listed $80,000 Active
32. 2020-02-08
    listed $100,000
33. 2019-12-16
    soldstatus $70,000
34. 2019-10-08
    listed $120,000
35. 2019-03-15
    soldstatus $82,000
36. 2018-12-29
    listed $87,500
37. 2018-05-07
    listed $90,000
38. 2018-03-04
    listed $119,000
39. 2018-03-04
    listed $131,000
40. 2017-07-26
    soldstatus $102,500
41. 2017-03-29
    listed $62,500
42. 2016-08-30
    listed $105,000
43. 2015-12-22
    soldstatus $105,000
44. 2015-08-22
    listed $120,000
45. 2014-03-08
    listed $125,000
46. 2013-08-06
    soldstatus $92,150
47. 2013-03-07
    listed $99,000
48. 2010-08-13
    listed $165,000
49. 2007-12-11
    soldstatus $261,000
50. 2007-07-06
    listed $260,000

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 13 d/yr ≥81°F today · 34 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: $50,745
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$1,372
• − Repairs & maintenance: −$4,060
• − Management: −$4,060
• − HOA: −$17,832
• − Depreciation: −$3,345
• Taxable income: $11,909
• Est. tax owed @ 24.0%: −$2,858
• After-tax cash flow: $9,064/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 — Edwards

• Score: 59/100
• State rank: #268
• US rank: #19899

Category grades

Amenities F Commute F Cost of living F Crime A Employment B+ Housing C+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-81.6% since first listed

35 events — show timeline

• 2025-10-27 Sold (MLS) $62,500 VMLS
• 2025-10-05 Pending — VMLS
• 2025-09-29 Listed $69,000 VMLS
• 2025-01-02 Listed $115,000 VMLS
• 2024-07-02 Sold (MLS) $98,000 VMLS
• 2024-06-13 Pending — VMLS
• 2024-04-15 Listed $120,000 VMLS
• 2024-03-29 Sold (MLS) $105,000 VMLS
• 2024-02-22 Pending — VMLS
• 2024-02-19 Listed $114,500 VMLS
• 2024-02-10 Price Changed $115,000 VMLS
• 2023-12-04 Listed $125,000 VMLS
• 2023-08-28 Sold (MLS) $62,000 VMLS
• 2023-08-07 Pending — VMLS
• 2023-02-07 Listed $80,000 VMLS
• 2020-02-08 Listed $100,000 VMLS
• 2019-12-16 Sold (MLS) $70,000 VMLS
• 2019-10-08 Listed $120,000 VMLS
• 2019-03-15 Sold (MLS) $82,000 VMLS
• 2018-12-29 Listed $87,500 VMLS
• 2018-05-07 Listed $90,000 VMLS
• 2018-03-04 Listed $131,000 VMLS
• 2018-03-04 Listed $119,000 VMLS
• 2017-07-26 Sold (MLS) $102,500 VMLS
• 2017-03-29 Listed $62,500 VMLS
• 2016-08-30 Listed $105,000 VMLS
• 2015-12-22 Sold (MLS) $105,000 VMLS
• 2015-08-22 Listed $120,000 VMLS
• 2014-03-08 Listed $125,000 VMLS
• 2013-08-06 Sold (MLS) $92,150 VMLS
• 2013-03-07 Listed $99,000 VMLS
• 2010-08-13 Listed $165,000 VMLS
• 2007-12-11 Sold (MLS) $261,000 VMLS
• 2007-07-06 Listed $260,000 VMLS
• 2006-05-12 Listed $340,000 VMLS