100 E Thomas Pl #4052 · Avon, CO 81620

$135,000

2 bd · 2.5 ba · 1,600 sqft · Condo · 112 Days on market

Built 2006 $656/mo HOA · 15% of rent ↓ 44% since listing

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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
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Ideal opportunity to own desirable March week 12 at The Residences at Park Hyatt Beaver Creek. This luxury 2BR/2.5BA top floor residence features the largest two-bedroom floor plan, flexible bedroom setups, a sleeper sofa, and a full kitchen with access to on-site dining at 8100 Mountainside Bar & Grill. True ski-in/ski-out access and Park Hyatt amenities include ski valet, daily housekeeping, concierge, Exhale Spa & Fitness, outdoor pool, and hot tubs. Annual float points provide additional stay options. Week 12: March 21-28, 2026. March 20-27, 2027.

Key facts

• On-site dining
• Full kitchen
• Ski valet

Tags

• TOP FLOOR RESIDENCE
• LARGEST TWO-BEDROOM FLOOR PLAN
• FULL KITCHEN
• ON-SITE DINING
• SKI-IN/SKI-OUT ACCESS
• SKI VALET

Property features AI

Finance

• HOA & community: Association with annual fee (membership includes utilities and services); Annual association fee covers cable TV, club membership, common area maintenance, electricity, gas, heat, insurance, internet, sewer, snow removal, taxes, telephone, trash, water, and furniture replacement; Association amenities include fitness center, front desk, on-site management, pool, shuttle service, spa/hot tub, and tennis courts; Community features include cross-country trails, fitness center, golf, proximity to public transit, on-site management, pool, shuttle service, tennis courts, and trails

Exterior

• Home design: Tile roof; Concrete perimeter foundation
• Construction: Tile roof; Concrete perimeter foundation
• Exterior features: Multi-family zoning

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms (Master bedroom included); Additional bedrooms with approximate dimensions: 12.5 x 13.7 ft; 11.7 x 13.0 ft; 10.5 x 4.0 ft
• Flooring: Carpet; Marble; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Zoned cooling
• Interior features: Fireplace; Furnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.5% 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).

Forward outlook

• In year one you build about $10k of equity ($933 loan paydown + $9k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $135k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.31% ✓
• Cap rate: 23.52%
• Cash-on-cash: 61.54%
• DSCR: 3.74
• GRM: 2.5

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: 68.3%
• Equity multiple: 5.33×
• Total profit: $163,862
• Equity at exit: $90,331

10-year hold

• IRR: 64.8%
• Equity multiple: 11.28×
• Total profit: $388,491
• Equity at exit: $168,747

Cash invested: $37,800 (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: 2.5×

Monthly cashflow live

• Estimated rent: $4,465 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$656
• Vacancy / Maint / Mgmt: −$938
• Net cashflow: $1,872

Break-even live

Break-even rent $2,095

Max offer price $135,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,965	-5% $1,919	+0% $1,872	+5% $1,825	+10% $1,779
Rent	-10% $1,519	-5% $1,696	+0% $1,872	+5% $2,049	+10% $2,225
Rate	-1.0pp $1,940	-0.5pp $1,906	base $1,872	+0.5pp $1,837	+1.0pp $1,802

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $656 · $7,872/yr
• Likely covers: pooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-19
   days on market $135,000 Active 112 DOM
2. 2026-06-18
   days on market $135,000 Active 111 DOM
3. 2026-06-17
   days on market $135,000 Active 110 DOM
4. 2026-06-16
   days on market $135,000 Active 109 DOM
5. 2026-06-15
   days on market $135,000 Active 108 DOM
6. 2026-06-14
   days on market $135,000 Active 106 DOM
7. 2026-06-12
   days on market $135,000 Active 105 DOM
8. 2026-06-09
   days on market $135,000 Active 102 DOM
9. 2026-06-08
   days on market $135,000 Active 101 DOM
10. 2026-06-07
    days on market $135,000 Active 100 DOM
11. 2026-06-05
    days on market $135,000 Active 97 DOM
12. 2026-06-03
    days on market $135,000 Active 96 DOM
13. 2026-06-02
    days on market $135,000 Active 95 DOM
14. 2026-06-01
    days on market $135,000 Active 94 DOM
15. 2026-05-31
    days on market $135,000 Active 93 DOM
16. 2026-05-30
    days on market $135,000 Active 92 DOM
17. 2026-02-27
    listed $135,000 Active
18. 2019-10-13
    listed $33,500
19. 2018-06-05
    listed $155,000
20. 2018-02-21
    soldstatus $85,000
21. 2017-12-12
    soldstatus $118,000
22. 2017-01-11
    listed $95,000
23. 2016-01-21
    listed $130,000
24. 2015-09-22
    soldstatus $59,000
25. 2014-11-10
    listed $135,000
26. 2014-05-20
    listed $120,000
27. 2014-05-20
    listed $135,000
28. 2014-05-20
    listed $48,700
29. 2014-05-20
    listed $65,000
30. 2014-02-14
    listed $199,000
31. 2013-12-17
    soldstatus $130,000
32. 2013-07-03
    soldstatus $70,000
33. 2013-05-30
    listed $130,000
34. 2013-05-30
    listed $80,000
35. 2013-04-02
    soldstatus $118,000
36. 2012-12-18
    soldstatus $36,500
37. 2012-12-17
    listed $38,000
38. 2012-10-18
    listed $185,000
39. 2012-04-10
    soldstatus $78,000
40. 2012-03-26
    listed $138,000
41. 2011-12-09
    listed $47,500
42. 2011-12-09
    listed $78,000
43. 2010-09-14
    soldstatus $132,000
44. 2010-05-30
    listed $150,000
45. 2008-10-10
    listed $242,000

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $53,583
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$1,472
• − Repairs & maintenance: −$4,287
• − Management: −$4,287
• − HOA: −$7,872
• − Depreciation: −$3,927
• Taxable income: $22,151
• Est. tax owed @ 24.0%: −$5,316
• After-tax cash flow: $17,149/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

-44.2% since first listed

29 events — show timeline

• 2026-02-27 Listed $135,000 VMLS
• 2019-10-13 Listed $33,500 VMLS
• 2018-06-05 Listed $155,000 VMLS
• 2018-02-21 Sold (MLS) $85,000 VMLS
• 2017-12-12 Sold (MLS) $118,000 VMLS
• 2017-01-11 Listed $95,000 VMLS
• 2016-01-21 Listed $130,000 VMLS
• 2015-09-22 Sold (MLS) $59,000 VMLS
• 2014-11-10 Listed $135,000 VMLS
• 2014-05-20 Listed $65,000 VMLS
• 2014-05-20 Listed $48,700 VMLS
• 2014-05-20 Listed $135,000 VMLS
• 2014-05-20 Listed $120,000 VMLS
• 2014-02-14 Listed $199,000 VMLS
• 2013-12-17 Sold (MLS) $130,000 VMLS
• 2013-07-03 Sold (MLS) $70,000 VMLS
• 2013-05-30 Listed $80,000 VMLS
• 2013-05-30 Listed $130,000 VMLS
• 2013-04-02 Sold (MLS) $118,000 VMLS
• 2012-12-18 Sold (MLS) $36,500 VMLS
• 2012-12-17 Listed $38,000 VMLS
• 2012-10-18 Listed $185,000 VMLS
• 2012-04-10 Sold (MLS) $78,000 VMLS
• 2012-03-26 Listed $138,000 VMLS
• 2011-12-09 Listed $78,000 VMLS
• 2011-12-09 Listed $47,500 VMLS
• 2010-09-14 Sold (MLS) $132,000 VMLS
• 2010-05-30 Listed $150,000 VMLS
• 2008-10-10 Listed $242,000 VMLS