100 Bachelor Rd #3409 · Edwards, CO 81620

$103,000

2 bd · 2.5 ba · 1,570 sqft · Condo · 22 Days on market

Built 2002 Excellent condition $1486/mo HOA · 33% 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
• Condition / age +4.8/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Beautiful ski in/ski out, 2BR/2.5BA designer furnished condo attached to the award-winning Ritz Carlton Bachelor Gulch Hotel. This is a fractional ownership offering 3 deeded weeks per year - 2 ski weeks and 1 summer week. Amenities include: 6 ski lift tickets daily, housekeeping, Red Sky Ranch golf privileges, private dining at Zach's Cabin for lunch, Bachelor Gulch Club use, discounts at the Ritz Carlton Hotel spa and restaurants, ability to trade to other locations, and much more! Upcoming deeded dates are: July 11-18, 2026 Jan. 30-Feb. 6, 2027 Feb. 6-13, 2027

Key facts

• Housekeeping
• 1,481 sq ft lot
• Community pool

Tags

• DESIGNER FURNISHED CONDO
• 6 SKI LIFT TICKETS DAILY
• HOUSEKEEPING
• RED SKY RANCH GOLF PRIVILEGES
• PRIVATE DINING AT ZACH'S CABIN
• BACHELOR GULCH CLUB USE

Property features AI

Finance

• HOA & community: Has homeowners association; Annual association fee; Association fee includes club membership, common area maintenance, electricity, gas, management, taxes; Community fitness center

Exterior

• Home design: Condominium (unit); Entry level information not provided; Facing direction not provided
• Construction: Asphalt roof; Poured-in-place foundation
• Exterior features: Planned unit development zoning; Shuttle service available in the community

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Marble floors; Wood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Radiant heating
• Interior features: Unit is furnished; Cooktop; Dishwasher; Dryer; Microwave; Range hood; Refrigerator; Washer; Washer/Dryer
• Laundry & utility: Washer; Dryer; Washer/Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $103k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $103k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% 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 ($712 loan paydown + $7k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 14y ago; this cycle's ask is 115% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; list at $103k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 33% of rent.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,455 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 4.41% ✓
• Cap rate: 22.46%
• Cash-on-cash: 57.72%
• DSCR: 3.57
• GRM: 1.9

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: 64.4%
• Equity multiple: 5.12×
• Total profit: $118,802
• Equity at exit: $68,919

10-year hold

• IRR: 60.9%
• Equity multiple: 10.87×
• Total profit: $284,736
• Equity at exit: $128,748

Cash invested: $28,840 (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: 1.9×

Monthly cashflow live

• Estimated rent: $4,538 medium
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,545/yr
• Insurance: −$43
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,486
• Vacancy / Maint / Mgmt: −$953
• Net cashflow: $1,321

Break-even live

Break-even rent $2,866

Max offer price $103,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,392	-5% $1,356	+0% $1,321	+5% $1,285	+10% $1,250
Rent	-10% $962	-5% $1,142	+0% $1,321	+5% $1,500	+10% $1,679
Rate	-1.0pp $1,373	-0.5pp $1,347	base $1,321	+0.5pp $1,294	+1.0pp $1,267

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 37 events

1. 2026-06-19
   days on market $103,000 Active 22 DOM
2. 2026-06-18
   days on market $103,000 Active 21 DOM
3. 2026-06-17
   days on market $103,000 Active 20 DOM
4. 2026-06-16
   days on market $103,000 Active 19 DOM
5. 2026-06-15
   days on market $103,000 Active 18 DOM
6. 2026-06-14
   days on market $103,000 Active 16 DOM
7. 2026-06-12
   days on market $103,000 Active 15 DOM
8. 2026-06-09
   days on market $103,000 Active 12 DOM
9. 2026-06-08
   days on market $103,000 Active 11 DOM
10. 2026-06-07
    days on market $103,000 Active 10 DOM
11. 2026-06-05
    days on market $103,000 Active 7 DOM
12. 2026-06-03
    days on market $103,000 Active 6 DOM
13. 2026-06-02
    days on market $103,000 Active 5 DOM
14. 2026-06-01
    days on market $103,000 Active 4 DOM
15. 2026-05-31
    days on market $103,000 Active 3 DOM
16. 2026-05-30
    days on market $103,000 Active 2 DOM
17. 2024-08-16
    listed $48,000 Active
18. 2024-07-02
    status Active
19. 2023-08-07
    listed $130,000 Active
20. 2023-04-23
    listed $48,000 Active
21. 2023-02-03
    soldstatus $48,000 Closed
22. 2023-01-13
    status Pending
23. 2022-11-02
    listed $50,000 Active
24. 2022-09-12
    soldstatus $130,000 Closed
25. 2022-08-21
    status Pending
26. 2022-05-31
    soldstatus $125,000 Closed
27. 2022-04-15
    listed $150,000 Active
28. 2022-04-02
    historical
29. 2022-03-22
    listed $125,000
30. 2021-10-15
    soldstatus $72,000
31. 2021-05-21
    listed $78,000
32. 2020-11-05
    listed $69,000
33. 2015-11-09
    listed $122,000
34. 2015-08-22
    listed $115,000
35. 2013-03-22
    soldstatus $95,000
36. 2013-01-31
    listed $99,000
37. 2012-01-12
    listed $126,000

ⓘ 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: $54,457
• − Mortgage interest: −$5,770
• − Property taxes: −$1,545
• − Insurance: −$1,312
• − Repairs & maintenance: −$4,357
• − Management: −$4,357
• − HOA: −$17,832
• − Depreciation: −$2,996
• Taxable income: $16,288
• Est. tax owed @ 24.0%: −$3,909
• After-tax cash flow: $11,940/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This ski-in/ski-out condo is in excellent condition with modern amenities and a prime location. It's move-in ready and would benefit from minor updates to increase its resale and rental value.

Value-add opportunities

• Both update flooring to luxury vinyl tile — improves appearance and is durable
• Both install smart home automation — enhances convenience and energy efficiency
• Both upgrade lighting fixtures — enhances ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both update flooring to luxury vinyl tile — improves appearance and is durable ↑
• Both install smart home automation — enhances convenience and energy efficiency ↑
• Both upgrade lighting fixtures — enhances ambiance and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 10,870
• 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

-61.9% since first listed

21 events — show timeline

• 2024-08-16 Listed $48,000 VMLS
• 2024-07-02 Relisted — VMLS
• 2023-08-07 Listed $130,000 VMLS
• 2023-04-23 Listed $48,000 VMLS
• 2023-02-03 Sold (MLS) $48,000 VMLS
• 2023-01-13 Pending — VMLS
• 2022-11-02 Listed $50,000 VMLS
• 2022-09-12 Sold (MLS) $130,000 VMLS
• 2022-08-21 Pending — VMLS
• 2022-05-31 Sold (MLS) $125,000 VMLS
• 2022-04-15 Listed $150,000 VMLS
• 2022-04-02 Delisted — VMLS
• 2022-03-22 Listed $125,000 VMLS
• 2021-10-15 Sold (MLS) $72,000 VMLS
• 2021-05-21 Listed $78,000 VMLS
• 2020-11-05 Listed $69,000 VMLS
• 2015-11-09 Listed $122,000 VMLS
• 2015-08-22 Listed $115,000 VMLS
• 2013-03-22 Sold (MLS) $95,000 VMLS
• 2013-01-31 Listed $99,000 VMLS
• 2012-01-12 Listed $126,000 VMLS