210 Offerson Unit R212-49 · Avon, CO 81620

$1

1 bd · 2.0 ba · 1,050 sqft · Timeshare · 55 Days on market

Built 1991 436 sqft lot $200/mo HOA · 6% 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
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This week 49 is magibal with all of the holiday decorations set up. No crowds! The St. James Place is located in the heart of Beaver Creek Village and is just steps from the ski lifts, shopping, galleries, hiking and restaurants. Dates are Dec 5 to 12, 2026. Photos are stock photos.

Key facts

• Steps from ski lifts
• Steps from shopping
• Steps from galleries

Tags

• STEPS FROM SKI LIFTS
• STEPS FROM SHOPPING
• STEPS FROM GALLERIES
• STEPS FROM HIKING
• STEPS FROM RESTAURANTS

Property features AI

Finance

• HOA & community: Association-managed property; Annual association fee; Association fee covers cable TV, common area maintenance, electricity, gas, heat, insurance, internet, management, sewer, snow removal, taxes, trash, and water; On-site management; Fitness center; Shuttle service; Front desk

Exterior

• Home design: Unit in multi-family building
• Construction: Slate roof; Poured in place foundation
• Exterior features: Multi-family zoning

Interior

• Kitchen: Cooktop; Range; Range hood; Microwave; Dishwasher; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate; Marble; Tile
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Baseboard heating; Central air conditioning; Has heating and cooling
• Interior features: Furnished unit; Disposal
• Laundry & utility: Washer (in unit); Washer/Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath timeshare listed at $1.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $1).
• Cap rate 2922857.8% vs local median 2.3% in Avon — 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 61/100 on livability (#220 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime D-, amenities 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: 456 active listings in the ZIP; solid renter incomes; 387 units permitted in Eagle County in 2024 (256 in 5+ unit buildings).
• This rent runs 39% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Recommended offer $1

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 333635.00% ✓
• Cap rate: 2922857.80%
• Cash-on-cash: 10438755.38%
• DSCR: 464466.88
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $10,500
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Offerson #212-35&36	0.00mi	1/2.0	1,050 (0%)	8mo	$4,000	$4	94
210 Offerson #212-12	0.00mi	1/2.0	1,050 (0%)	13mo	$10,000	$10	89
210 Offerson Rd #R-112, Weeks 51 & 52	0.00mi	1/2.0	986 (-6%)	10mo	$125,000	$127	82
63 Avondale Ln #333-Week 12	0.08mi	2/2.0 (+1)	1,048 (-0%)	15mo	$26,000	$25	79
63 Avondale Ln #431, Week 13	0.04mi	2/2.0 (+1)	1,180 (+12%)	14mo	$6,000	$5	61
210 Offerson #111-10	0.00mi	2/3.0 (+1)	1,200 (+14%)	9mo	$33,000	$28	60
63 Avondale Ln #333 - week 6	0.08mi	2/2.0 (+1)	1,200 (+14%)	16mo	$12,000	$10	54

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: —
• Equity multiple: 554662.50×
• Total profit: $155,305
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 1198923.56×
• Total profit: $335,698
• Equity at exit: $1

Cash invested: $0 (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: 456

Monthly cashflow live

• Estimated rent: $3,336 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$200
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $2,436

Break-even live

Break-even rent $253

Max offer price $1

Occupancy floor 22%

Sensitivity live

Price	-10% $2,436	-5% $2,436	+0% $2,436	+5% $2,436	+10% $2,436
Rent	-10% $2,172	-5% $2,304	+0% $2,436	+5% $2,567	+10% $2,699
Rate	-1.0pp $2,436	-0.5pp $2,436	base $2,436	+0.5pp $2,436	+1.0pp $2,436

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 18 events

1. 2026-06-21
   days on market $1 Active 55 DOM
2. 2026-06-19
   days on market $1 Active 53 DOM
3. 2026-06-18
   days on market $1 Active 52 DOM
4. 2026-06-17
   days on market $1 Active 51 DOM
5. 2026-06-16
   days on market $1 Active 50 DOM
6. 2026-06-15
   days on market $1 Active 49 DOM
7. 2026-06-14
   days on market $1 Active 47 DOM
8. 2026-06-12
   days on market $1 Active 46 DOM
9. 2026-06-09
   days on market $1 Active 43 DOM
10. 2026-06-08
    days on market $1 Active 42 DOM
11. 2026-06-07
    days on market $1 Active 41 DOM
12. 2026-06-05
    days on market $1 Active 38 DOM
13. 2026-06-03
    days on market $1 Active 37 DOM
14. 2026-06-02
    days on market $1 Active 36 DOM
15. 2026-06-01
    days on market $1 Active 35 DOM
16. 2026-05-31
    days on market $1 Active 34 DOM
17. 2026-05-30
    days on market $1 Active 33 DOM
18. 2026-04-27
    listed $1 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 14 d/yr ≥74°F today · 37 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: $40,036
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$3,203
• − Management: −$3,203
• − HOA: −$2,400
• − Depreciation: −$0
• Taxable income: $31,230
• Est. tax owed @ 24.0%: −$7,495
• After-tax cash flow: $21,733/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 — Avon

• Score: 61/100
• State rank: #220
• US rank: #17858

Category grades

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

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