0075 Prospector Rd Unit 8208-1 · Aspen, CO 81611

$155,000

3 bd · 3.0 ba · 1,741 sqft · Timeshare · 80 Days on market

Built 2000 $89/sqft · 85% above area $2165/mo HOA · 23% 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 +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Main Lodge 3 bedroom with prime weeks. New Year 2027 Dec 26 2026- Jan-9 2027 Jan 15th -29th 2028 Winter Weeks June 20-27 2026, July 3-10 2027 Plus 1 float each year

Key facts

• $2,165 HOA
• Garage
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $155k.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#142 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, schools B+; Watch: amenities F, cost of living F, health & safety F.
• Aspen School District No. 1 In The County Of Pitkin And Sta (rural): math 36% / reading 56% proficiency, ranked #18 of 86 in CO (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+22.1%/yr); 324 active listings in the ZIP; solid renter incomes; 145 units permitted in Pitkin County in 2024 (89 in 5+ unit buildings).
• At $9,561/mo this rent would consume 139% of the median local household income ($83k/yr) (locally 566% 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Pitkin County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $43k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; list at $155k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 6.17% ✓
• Cap rate: 39.71%
• Cash-on-cash: 119.36%
• DSCR: 6.31
• GRM: 1.4

CMA / ARV

• ARV (median comp): $83,702
• List price: $155,000
• Delta: 85.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.48×
• Total profit: $411,368
• Equity at exit: $139,636

10-year hold

• IRR: —
• Equity multiple: 26.88×
• Total profit: $1,123,300
• Equity at exit: $301,131

Cash invested: $43,400 (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 81611

• Home prices YoY: 3.6%
• Rents YoY: 22.1%
• Active inventory: 324
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $9,561 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$2,165
• Vacancy / Maint / Mgmt: −$2,008
• Net cashflow: $4,317

Break-even live

Break-even rent $4,096

Max offer price $155,000

Occupancy floor 50%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2,165 · $25,980/yr

Listing history 17 events

1. 2026-06-19
   days on market $155,000 Active 80 DOM
2. 2026-06-18
   days on market $155,000 Active 79 DOM
3. 2026-06-17
   days on market $155,000 Active 78 DOM
4. 2026-06-16
   days on market $155,000 Active 77 DOM
5. 2026-06-15
   days on market $155,000 Active 76 DOM
6. 2026-06-14
   days on market $155,000 Active 74 DOM
7. 2026-06-12
   days on market $155,000 Active 73 DOM
8. 2026-06-09
   days on market $155,000 Active 70 DOM
9. 2026-06-08
   days on market $155,000 Active 69 DOM
10. 2026-06-07
    days on market $155,000 Active 68 DOM
11. 2026-06-05
    days on market $155,000 Active 65 DOM
12. 2026-06-02
    days on market $155,000 Active 63 DOM
13. 2026-06-01
    days on market $155,000 Active 62 DOM
14. 2026-05-31
    days on market $155,000 Active 61 DOM
15. 2026-05-30
    days on market $155,000 Active 60 DOM
16. 2026-03-25
    listed $155,000 Active 180-char remark

    Show marketing remark (180 chars)

    Main Lodge 3 bedroom with prime weeks. New Year 2027 Dec 26 2026- Jan-9 2027 Jan 15th -29th 2028 Winter Weeks June 20-27 2026, July 3-10 2027 Plus 1 float each year

17. 2016-05-25
    soldstatus $79,000 3548-char remark

    Show marketing remark (3548 chars)

    Located at Aspen Highlands, fractional residence 8208 with Winter Interest #1 offers 2 consecutive winter weeks, 1 summer week and 1 float week that can be scheduled in the shoulder seasons each year Located in the Elkhorn Lodge building, this 2nd floor, 3 bed/3 bath, 1,741 square foot luxury condominium offers Aspen Highland's ski-slope & pool views and convenient elevator access to all of the world renown Ritz-Carlton Club amenities. Club amenities include on-site restaurant, concierge, ski valet, spa, fitness center, member lounges, pools, hot tubs, fire pits, free shuttles to town, other ski resorts & airport. Total Usage is 28 Days/Year. MLS PICTURES ARE STOCK RITZ PHOTOS AND MAY NOT BE THIS EXACT UNIT OR VIEW.The Ritz-Carlton Club rests at the base of Aspen Highlands, a 12,500 ft. mountain with stunning views of the Rocky Mountain's Elk Range, expert terrain and 125 glorious trails. This modern, western, ski-in/out village is surrounded by terrain for every class of skier/snowboarder and is home to the legendary Highlands Bowl and Cloud 9 Bistro. Here at 'The Club', owners are pampered with over 300 days of blue skies, slope-side culinary delights and apres' ski parties, or by indulging in pure relaxation at our pool areas, spas and fitness centers. Aspen|Snowmass is a recreational, social, intellectual and cultural mecca for the most discerning global travelers. It's celebrated for its unmatched beauty and its combination of world class skiing, snowboarding, hiking, biking, fly fishing, and golfing. Our four mountains: Aspen, Snowmass, Aspen Highlands, and Buttermilk, delight the amateur and pro athlete alike year around. Highly acclaimed cuisine, top-notch art galleries, theaters and music venues, a variety of year-around symposiums, music, art and literary festivals, and world-class designer shops await the inquisitive and adventurous. From dance at the Aspen Santa Fe Ballet, symposiums at The Aspen Institute, theater & film at The Wheeler Opera House, live music from The Aspen Music Festival & School and JAS Aspen, there's something for everyone's mind, body and spirit! The Ritz-Carlton Club rests at the base of Aspen Highlands, a 12,500 ft. mountain with stunning views of the Rocky Mountain's Elk Range, expert terrain and 125 glorious trails. This modern, western, ski-in/out village is surrounded by terrain for every class of skier/snowboarder and is home to the legendary Highlands Bowl and Cloud 9 Bistro. Here at 'The Club', owners are pampered with over 300 days of blue skies, slope-side culinary delights and apres' ski parties, or by indulging in pure relaxation at our pool areas, spas and fitness centers. Aspen|Snowmass is a recreational, social, intellectual and cultural mecca for the most discerning global travelers. It's celebrated for its unmatched beauty and its combination of world class skiing, snowboarding, hiking, biking, fly fishing, and golfing. Our four mountains: Aspen, Snowmass, Aspen Highlands, and Buttermilk, delight the amateur and pro athlete alike year around. Highly acclaimed cuisine, top-notch art galleries, theaters and music venues, a variety of year-around symposiums, music, art and literary festivals, and world-class designer shops await the inquisitive and adventurous. From dance at the Aspen Santa Fe Ballet, symposiums at The Aspen Institute, theater & film at The Wheeler Opera House, live music from The Aspen Music Festival & School and JAS Aspen, there's something for everyone's mind, body and spirit!

ⓘ 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) · 18% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥78°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $114,731
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$9,178
• − Management: −$9,178
• − HOA: −$25,980
• − Depreciation: −$4,509
• Taxable income: $54,103
• Est. tax owed @ 24.0%: −$12,985
• After-tax cash flow: $38,819/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: Aspen School District No. 1 In The County Of Pitkin And Sta
• NCES district ID: 0802280
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $66,694
• Composite: 40.98/100
• National rank: #3595
• State rank: #18 of 86 in CO

Livability — Aspen

• Score: 66/100
• State rank: #142
• US rank: #11780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aspen, CO
• County: Pitkin County · 9,068 people
• City population: 9,068
• Metro: Glenwood Springs, CO
• Population (ZIP): 9,068
• Household income: $82,664
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 566.0

Population outlook (Pitkin County) Hauer SSP2

• Today (2025): 20,121 people
• By 2030: 21,110 · +4.9%
• By 2040: 22,707 · +12.9%
• By 2050: 24,105 · +19.8%
• By 2075: 27,933 · +38.8%
• By 2100: 30,018 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Salvadoran 4%
• Common ancestry: Slovak 3% Iranian 3% Romanian 3%
• Foreign-born: 15% · Canada, Dominican Republic, China
• Languages at home: 82% English-only · Spanish 9% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Pitkin

• 2024 margin: Solid D (+44.2) · D 71.0% · R 26.8% · Other 2.2%
• 2008→2024 swing: -4.6pp toward R · 2008: 48.8pp · 2024: 44.2pp
• All cycles: 2024: D+44.2 2020: D+51.9 2016: D+45.4 2012: D+37.9 2008: D+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.97%
• Current HPI: 370.9593
• Rent YoY: ▲ 22.07%
• Metro: Glenwood Springs, 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

+96.2% since first listed

2 events — show timeline

• 2026-03-25 Listed $155,000 AGMLS
• 2016-05-25 Sold (MLS) $79,000 AGMLS