100 Bachelor Ridge Rd Unit 3208/04 · Edwards, CO 81620

$109,000

2 bd · 2.5 ba · 1,570 sqft · Timeshare · 91 Days on market

Built 2002 1,742 sqft lot $1486/mo HOA · 33% 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

Beautiful 2BR / 2.5BA designer furnished ski-in/ski-out condo in the fractional Residences Bachelor Gulch. Gold! The property is right next door and connected to the award-winning Ritz-Carlton Bachelor Gulch Hotel. Deeded ownership includes 2 winter weeks and 1 summer week. Upcoming deeded dates for summer are July 4-11, 2026, and winter deeded dates are January 16-23, 2027 and January 23-30, 2027. This property has a unique oversized deck! Club amenities include: complimentary ski lift tickets daily, housekeeping daily, Bachelor Gulch Club Membership, use of private dining for lunch in Zach's Cabin, discounts and use of Red Sky Ranch golf, personal concierge, plus use of other properties,

Key facts

• Oversized deck
• Ski-in ski-out
• 1,742 sq ft lot

Tags

• SKI-IN SKI-OUT
• OVERSIZED DECK
• BACHELOR GULCH CLUB MEMBERSHIP
• COMPLIMENTARY SKI LIFT TICKETS
• PRIVATE DINING IN ZACH'S CABIN

Property features AI

Finance

• HOA & community: Has association; Annual association fee; Association fee covers common area maintenance and other items (see remarks); Community amenities include clubhouse, fitness center, front desk, on-site management, shuttle service, and spa/hot tub

Exterior

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

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath timeshare listed at $109k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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).
• At $4,538/mo this rent would consume 53% 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 $8k of equity ($754 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

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 $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.16% ✓
• Cap rate: 21.11%
• Cash-on-cash: 52.91%
• DSCR: 3.35
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $25,120
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Bachelor Ridge Rd	0.03mi	2/2.5	1,570 (0%)	2mo	$75,000	$48	97
100 Bachelor Rdg #3509 Week 12	0.00mi	2/2.5	1,570 (0%)	10mo	$25,000	$16	92
100 Bachelor Ridge Rd #3310	0.02mi	2/2.5	1,570 (0%)	11mo	$79,000	$50	90
100 Bachelor Ridge Rd #3212	0.02mi	2/2.5	1,570 (0%)	14mo	$16,000	$10	87
100 Bachelor Rdg #3408-interest 9	0.02mi	2/2.5	1,570 (0%)	14mo	$24,700	$16	87

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: 60.1%
• Equity multiple: 4.87×
• Total profit: $118,122
• Equity at exit: $72,934

10-year hold

• IRR: 56.6%
• Equity multiple: 10.33×
• Total profit: $284,751
• Equity at exit: $136,248

Cash invested: $30,520 (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: 2.0×

Monthly cashflow live

• Estimated rent: $4,538 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,486
• Vacancy / Maint / Mgmt: −$953
• Net cashflow: $1,279

Break-even live

Break-even rent $2,919

Max offer price $109,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,355	-5% $1,317	+0% $1,279	+5% $1,242	+10% $1,204
Rent	-10% $921	-5% $1,100	+0% $1,279	+5% $1,459	+10% $1,638
Rate	-1.0pp $1,334	-0.5pp $1,307	base $1,279	+0.5pp $1,251	+1.0pp $1,222

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,486 · $17,832/yr
• Likely covers: doorman

Listing history 17 events

1. 2026-06-19
   days on market $109,000 Active 91 DOM
2. 2026-06-18
   days on market $109,000 Active 90 DOM
3. 2026-06-17
   days on market $109,000 Active 89 DOM
4. 2026-06-16
   days on market $109,000 Active 88 DOM
5. 2026-06-15
   days on market $109,000 Active 87 DOM
6. 2026-06-14
   days on market $109,000 Active 85 DOM
7. 2026-06-12
   days on market $109,000 Active 84 DOM
8. 2026-06-09
   days on market $109,000 Active 81 DOM
9. 2026-06-08
   days on market $109,000 Active 80 DOM
10. 2026-06-07
    days on market $109,000 Active 79 DOM
11. 2026-06-05
    days on market $109,000 Active 76 DOM
12. 2026-06-03
    days on market $109,000 Active 75 DOM
13. 2026-06-02
    days on market $109,000 Active 74 DOM
14. 2026-06-01
    days on market $109,000 Active 73 DOM
15. 2026-05-31
    days on market $109,000 Active 72 DOM
16. 2026-05-30
    days on market $109,000 Active 71 DOM
17. 2026-03-20
    listed $109,000 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 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: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$1,342
• − Repairs & maintenance: −$4,357
• − Management: −$4,357
• − HOA: −$17,832
• − Depreciation: −$3,171
• Taxable income: $15,658
• Est. tax owed @ 24.0%: −$3,758
• After-tax cash flow: $11,594/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: 10,870
• 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

1 event — show timeline

• 2026-03-20 Listed $109,000 VMLS