100 Bachelor Ridge Rd Unit 3214-7 · Edwards, CO 81620

$220,000

3 bd · 4.0 ba · 2,492 sqft · Timeshare · 53 Days on market

Built 2002 1,481 sqft lot $1641/mo HOA · 40% of rent

---

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 +15.8/30.0
• 1% rule +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Location is the standout here -- located steps from both the Bachelor Gulch lift and the Ritz-Carlton Hotel means owners get the best of ski-in/ski-out convenience with five-star resort amenities right next door (spa, dining, concierge, pool, and more). The 3-week ownership structure -- two consecutive ski weeks plus a desirable summer week -- is a strong offering for families who want predictable, high-quality vacation time without the year-round costs of full ownership. The largest 3-bedroom floor plan in the building sets it apart for buyers prioritizing space and comfort for extended families or guests.

Key facts

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

Tags

• SKI-IN SKI-OUT CONVENIENCE
• FIVE-STAR RESORT AMENITIES
• LARGEST 3-BEDROOM FLOOR PLAN

Property features AI

Finance

• HOA & community: Has association; Annual association fee; Association fee covers cable TV, common area maintenance, electricity, gas, heat, insurance, internet, management, sewer, snow removal, taxes, trash, water, and furniture replacement; Association amenities include fitness center, front desk, on-site management, pool, shuttle service, and spa/hot tub

Exterior

• Home design: Multi-family property
• Construction: Shake roof; Poured in place foundation
• Exterior features: Multi-family zoning; Community pool; Trails and cross-country trail access; Fishing; Tennis courts; Fitness center

Interior

• Kitchen: Cooktop; Range; Range hood; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Marble; Wood
• Bathrooms: 3 full bathrooms; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Cooktop; Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath timeshare listed at $220k.

Deal economics

• At list price, monthly cash flow is $34 ($411/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 $4,129/mo this rent would consume 48% 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 $16k of equity ($2k loan paydown + $15k 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 $62k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 40% of rent.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.88% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 4.4

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: 17.6%
• Equity multiple: 2.22×
• Total profit: $75,183
• Equity at exit: $147,206

10-year hold

• IRR: 17.3%
• Equity multiple: 4.57×
• Total profit: $219,766
• Equity at exit: $274,996

Cash invested: $61,600 (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: 4.4×

Monthly cashflow live

• Estimated rent: $4,129 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,641
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $34

Break-even live

Break-even rent $4,086

Max offer price $220,000

Occupancy floor 94%

Sensitivity live

Price	-10% $186	-5% $110	+0% $34	+5% $-42	+10% $-118
Rent	-10% $-292	-5% $-129	+0% $34	+5% $197	+10% $360
Rate	-1.0pp $145	-0.5pp $90	base $34	+0.5pp $-23	+1.0pp $-81

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,641 · $19,692/yr
• Likely covers: pooldoorman

Listing history 17 events

1. 2026-06-19
   days on market $220,000 Active 53 DOM
2. 2026-06-18
   days on market $220,000 Active 52 DOM
3. 2026-06-17
   days on market $220,000 Active 51 DOM
4. 2026-06-16
   days on market $220,000 Active 50 DOM
5. 2026-06-15
   days on market $220,000 Active 49 DOM
6. 2026-06-14
   days on market $220,000 Active 47 DOM
7. 2026-06-12
   days on market $220,000 Active 46 DOM
8. 2026-06-09
   days on market $220,000 Active 43 DOM
9. 2026-06-08
   days on market $220,000 Active 42 DOM
10. 2026-06-07
    days on market $220,000 Active 41 DOM
11. 2026-06-05
    days on market $220,000 Active 38 DOM
12. 2026-06-03
    days on market $220,000 Active 37 DOM
13. 2026-06-02
    pricedays on market $220,000 Active 36 DOM
14. 2026-06-01
    days on market $240,000 Active 35 DOM
15. 2026-05-31
    days on market $240,000 Active 34 DOM
16. 2026-05-30
    days on market $240,000 Active 33 DOM
17. 2026-04-27
    listed $240,000 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: $49,551
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,898
• − Repairs & maintenance: −$3,964
• − Management: −$3,964
• − HOA: −$19,692
• − Depreciation: −$6,400
• Taxable loss: −$1,990
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $889/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

• 2026-04-27 Listed $240,000 VMLS