315 E Dean St Unit B53 · Aspen, CO 81611

$340,000

2 bd · 2.0 ba · 1,537 sqft · Condo public records · 144 Days on market

Built 2004 $221/sqft · 21% below area Est $435k · 22% under $1833/mo HOA · 22% of rent

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Summer fixed membership available in a luxurious 2 bedroom, 2.5 bath unit which offers 2 consecutive fixed prime summer weeks, 1 spring ski and 1 mid -season week every year. The dates for 2026 are week # 13 ( March 28th - April 4th) Week # 22 ( May 30th - June 6th ) Week #23 ( June 6th - 13th) Mid season week # 45 (November 7th - 14th ) Experience all the luxuries & amenities the St. Regis has to offer. From dedicated concierge, twice daily housekeeping, room service, RAKxa wellness spa, outdoor pool & hot tubs, fitness center, fine dining, lobby lounge with live music, owner's storage, valet & transportation. In addition you will receive platinum travel privileges' through out all Marriott properties world - wide. Photos are not of the actual unit. Floor plans vary slightly.

Key facts

• Outdoor pool
• Rakxa wellness spa
• Hot tubs

Tags

• LUXURIOUS UNIT
• DEDICATED CONCIERGE
• TWICE DAILY HOUSEKEEPING
• RAKXA WELLNESS SPA
• OUTDOOR POOL
• HOT TUBS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $340k).
• Recommended offer: $299k (12.0% 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 $8,195/mo this rent would consume 119% 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 $36k of equity ($2k loan paydown + $34k 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 $95k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 22% of rent.

Recommended offer $299,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 2.41% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.90%
• DSCR: 2.11
• GRM: 3.5

CMA / ARV

• ARV (median comp): $435,458
• List price: $340,000
• Delta: -21.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.5%
• Equity multiple: 4.74×
• Total profit: $355,751
• Equity at exit: $306,299

10-year hold

• IRR: 44.3%
• Equity multiple: 12.12×
• Total profit: $1,058,841
• Equity at exit: $660,545

Cash invested: $95,200 (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 81611

• Home prices YoY: 3.6%
• Rents YoY: 22.1%
• Active inventory: 324
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $8,195 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$741 /mo · $8,888/yr
• Insurance: −$142
• HOA: −$1,833
• Vacancy / Maint / Mgmt: −$1,721
• Net cashflow: $1,976

Break-even live

Break-even rent $5,694

Max offer price $340,000

Occupancy floor 71%

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,833 · $21,996/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-19
   days on market $340,000 Active 144 DOM
2. 2026-06-18
   days on market $340,000 Active 143 DOM
3. 2026-06-17
   days on market $340,000 Active 142 DOM
4. 2026-06-16
   days on market $340,000 Active 141 DOM
5. 2026-06-15
   days on market $340,000 Active 140 DOM
6. 2026-06-14
   days on market $340,000 Active 138 DOM
7. 2026-06-12
   days on market $340,000 Active 137 DOM
8. 2026-06-09
   days on market $340,000 Active 134 DOM
9. 2026-06-08
   days on market $340,000 Active 133 DOM
10. 2026-06-07
    days on market $340,000 Active 132 DOM
11. 2026-06-05
    days on market $340,000 Active 129 DOM
12. 2026-06-02
    days on market $340,000 Active 127 DOM
13. 2026-06-01
    days on market $340,000 Active 126 DOM
14. 2026-05-31
    days on market $340,000 Active 125 DOM
15. 2026-05-30
    days on market $340,000 Active 124 DOM
16. 2026-01-21
    listed $340,000 Active 817-char remark

    Show marketing remark (817 chars)

    Summer fixed membership available in a luxurious 2 bedroom, 2.5 bath unit which offers 2 consecutive fixed prime summer weeks, 1 spring ski and 1 mid -season week every year. The dates for 2026 are week # 13 ( March 28th - April 4th) Week # 22 ( May 30th - June 6th ) Week #23 ( June 6th - 13th) Mid season week # 45 (November 7th - 14th ) Experience all the luxuries & amenities the St. Regis has to offer. From dedicated concierge, twice daily housekeeping, room service, RAKxa wellness spa, outdoor pool & hot tubs, fitness center, fine dining, lobby lounge with live music, owner's storage, valet & transportation. In addition you will receive platinum travel privileges' through out all Marriott properties world - wide. Photos are not of the actual unit. Floor plans vary slightly.

17. 2025-03-11
    soldstatus $345,000
18. 2024-07-10
    soldstatus $375,000 Closed 807-char remark

    Show marketing remark (807 chars)

    Summer fixed membership available in a luxurious 2 bedroom, 2.5 bath unit which offers 2 consecutive fixed prime summer weeks, 1 magical fall foliage week and 1 spring ski week every year. The dates for 2024 are week #!4 ( April 6th - 14th) Week # 32 ( August 10 - 17th ) Week #33 ( August 17th - 24th) Week #39 ( September 28th - October 5th ) Experience all the luxuries & amenities the St. Regis has to offer. From dedicated concierge, twice daily housekeeping, room service, Remede spa, outdoor pool & hot tubs, fitness center, fine dining, lobby lounge with live music, owner's storage, valet & transportation. In addition you will receive platinum travel privileges' through out all Marriott properties world - wide. Photos are not of the actual unit. Floor plans vary slightly.

19. 2024-06-12
    status Pending 807-char remark

    Show marketing remark (807 chars)

    Summer fixed membership available in a luxurious 2 bedroom, 2.5 bath unit which offers 2 consecutive fixed prime summer weeks, 1 magical fall foliage week and 1 spring ski week every year. The dates for 2024 are week #!4 ( April 6th - 14th) Week # 32 ( August 10 - 17th ) Week #33 ( August 17th - 24th) Week #39 ( September 28th - October 5th ) Experience all the luxuries & amenities the St. Regis has to offer. From dedicated concierge, twice daily housekeeping, room service, Remede spa, outdoor pool & hot tubs, fitness center, fine dining, lobby lounge with live music, owner's storage, valet & transportation. In addition you will receive platinum travel privileges' through out all Marriott properties world - wide. Photos are not of the actual unit. Floor plans vary slightly.

20. 2024-06-06
    price $375,000 807-char remark

    Show marketing remark (807 chars)

    Summer fixed membership available in a luxurious 2 bedroom, 2.5 bath unit which offers 2 consecutive fixed prime summer weeks, 1 magical fall foliage week and 1 spring ski week every year. The dates for 2024 are week #!4 ( April 6th - 14th) Week # 32 ( August 10 - 17th ) Week #33 ( August 17th - 24th) Week #39 ( September 28th - October 5th ) Experience all the luxuries & amenities the St. Regis has to offer. From dedicated concierge, twice daily housekeeping, room service, Remede spa, outdoor pool & hot tubs, fitness center, fine dining, lobby lounge with live music, owner's storage, valet & transportation. In addition you will receive platinum travel privileges' through out all Marriott properties world - wide. Photos are not of the actual unit. Floor plans vary slightly.

21. 2024-04-22
    status Active 807-char remark

    Show marketing remark (807 chars)

    Summer fixed membership available in a luxurious 2 bedroom, 2.5 bath unit which offers 2 consecutive fixed prime summer weeks, 1 magical fall foliage week and 1 spring ski week every year. The dates for 2024 are week #!4 ( April 6th - 14th) Week # 32 ( August 10 - 17th ) Week #33 ( August 17th - 24th) Week #39 ( September 28th - October 5th ) Experience all the luxuries & amenities the St. Regis has to offer. From dedicated concierge, twice daily housekeeping, room service, Remede spa, outdoor pool & hot tubs, fitness center, fine dining, lobby lounge with live music, owner's storage, valet & transportation. In addition you will receive platinum travel privileges' through out all Marriott properties world - wide. Photos are not of the actual unit. Floor plans vary slightly.

22. 2024-03-27
    status Pending 807-char remark

    Show marketing remark (807 chars)

    Summer fixed membership available in a luxurious 2 bedroom, 2.5 bath unit which offers 2 consecutive fixed prime summer weeks, 1 magical fall foliage week and 1 spring ski week every year. The dates for 2024 are week #!4 ( April 6th - 14th) Week # 32 ( August 10 - 17th ) Week #33 ( August 17th - 24th) Week #39 ( September 28th - October 5th ) Experience all the luxuries & amenities the St. Regis has to offer. From dedicated concierge, twice daily housekeeping, room service, Remede spa, outdoor pool & hot tubs, fitness center, fine dining, lobby lounge with live music, owner's storage, valet & transportation. In addition you will receive platinum travel privileges' through out all Marriott properties world - wide. Photos are not of the actual unit. Floor plans vary slightly.

23. 2023-08-28
    listed $429,000 Active 807-char remark

    Show marketing remark (807 chars)

    Summer fixed membership available in a luxurious 2 bedroom, 2.5 bath unit which offers 2 consecutive fixed prime summer weeks, 1 magical fall foliage week and 1 spring ski week every year. The dates for 2024 are week #!4 ( April 6th - 14th) Week # 32 ( August 10 - 17th ) Week #33 ( August 17th - 24th) Week #39 ( September 28th - October 5th ) Experience all the luxuries & amenities the St. Regis has to offer. From dedicated concierge, twice daily housekeeping, room service, Remede spa, outdoor pool & hot tubs, fitness center, fine dining, lobby lounge with live music, owner's storage, valet & transportation. In addition you will receive platinum travel privileges' through out all Marriott properties world - wide. Photos are not of the actual unit. Floor plans vary slightly.

24. 2023-06-06
    soldstatus $350,000 Closed
25. 2023-05-18
    status Pending
26. 2023-05-10
    listed $350,000 Active
27. 2021-08-18
    soldstatus $205,000
28. 2021-02-16
    soldstatus $412,000
29. 2019-09-03
    soldstatus $225,000
30. 2019-09-03
    soldstatus $225,000
31. 2017-05-08
    soldstatus $480,000
32. 2017-04-10
    soldstatus $275,000
33. 2015-10-08
    soldstatus $190,000
34. 2015-10-08
    soldstatus $190,000
35. 2015-07-01
    soldstatus $405,000
36. 2014-10-16
    soldstatus $140,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $8,888 · $741/mo
• Projected year-2 tax: $8,888 · $741/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥76°F today · 24 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: $98,338
• − Mortgage interest: −$19,045
• − Property taxes: −$8,888
• − Insurance: −$1,700
• − Repairs & maintenance: −$7,867
• − Management: −$7,867
• − HOA: −$21,996
• − Depreciation: −$9,891
• Taxable income: $21,084
• Est. tax owed @ 24.0%: −$5,060
• After-tax cash flow: $18,647/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

+142.9% since first listed

21 events — show timeline

• 2026-01-21 Listed $340,000 AGMLS
• 2025-03-11 Sold (Public Records) $345,000 Public Records
• 2024-07-10 Sold (MLS) $375,000 AGMLS
• 2024-06-12 Pending — AGMLS
• 2024-06-06 Price Changed $375,000 AGMLS
• 2024-04-22 Relisted — AGMLS
• 2024-03-27 Pending — AGMLS
• 2023-08-28 Listed $429,000 AGMLS
• 2023-06-06 Sold (MLS) $350,000 AGMLS
• 2023-05-18 Pending — AGMLS
• 2023-05-10 Listed $350,000 AGMLS
• 2021-08-18 Sold (Public Records) $205,000 Public Records
• 2021-02-16 Sold (MLS) $412,000 AGMLS
• 2019-09-03 Sold (Public Records) $225,000 Public Records
• 2019-09-03 Sold (MLS) $225,000 AGMLS
• 2017-05-08 Sold (MLS) $480,000 AGMLS
• 2017-04-10 Sold (MLS) $275,000 AGMLS
• 2015-10-08 Sold (Public Records) $190,000 Public Records
• 2015-10-08 Sold (MLS) $190,000 AGMLS
• 2015-07-01 Sold (MLS) $405,000 AGMLS
• 2014-10-16 Sold (MLS) $140,000 AGMLS

Property tax history

+3.8%/yr

Latest (2025): $8,888 · +1.9% YoY. Source: county tax records.