100 E Thomas Pl Unit 2051-13 · Avon, CO 81620

$75,000

2 bd · 2.5 ba · 1,419 sqft · Timeshare · 38 Days on market

Built 1989 1,133 sqft lot $653/mo HOA · 15% 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

Enjoy the luxury, comfort and convenience of the Residences at Park Hyatt Beaver Creek. With all the Park Hyatt amenities, ski-in ski-out and ski valet, restaurants, Exhale Spa and walking distance to the village, your vacation will be seamless. Week 13 is early April and often a holiday week. Additional points may be used year round in Beaver Creek or one of many other Hyatt Vacation Club properties

Key facts

• Ski valet
• Ski-in ski-out
• 1,133 sq ft lot

Tags

• SKI-IN SKI-OUT
• SKI VALET

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of 7,839.73

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Snow removal; Trash service; Water available
• Home design: Multifamily zoning
• Construction: Tile roof; Poured-in-place foundation
• Exterior features: Community clubhouse, fishing, fitness center, golf, pool, shuttle service, tennis courts, and trails

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet; Marble; Wood
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet, marble, and wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath timeshare listed at $75k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 43.8% 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: 448 active listings in the ZIP; solid renter incomes; 387 units permitted in Eagle County in 2024 (256 in 5+ unit buildings).
• At $4,447/mo this rent would consume 52% 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 $5k of equity ($519 loan paydown + $5k 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 $21k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 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?
6. 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?
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: 5.93% ✓
• Cap rate: 43.76%
• Cash-on-cash: 133.82%
• DSCR: 6.95
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $21,285
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 E Thomas Pl #4053-Week 50	0.03mi	2/2.0	1,410 (-1%)	10mo	$65,000	$46	87
46 Avondale Ln Unit 410 Calendar	0.08mi	2/2.0	1,355 (-4%)	1mo	$20,000	$15	86
46 Avondale Ln #304 Calendar Weeks 13&14	0.08mi	2/—	1,379 (-3%)	8mo	$19,900	$14	85
46 Avondale Ln	0.08mi	2/2.0	1,355 (-4%)	4mo	$19,900	$15	84
46 Avondale Ln #403 Calendar Weeks 47&48	0.08mi	2/2.0	1,379 (-3%)	7mo	$18,000	$13	83
46 Avondale #R-312	0.08mi	2/2.0	1,353 (-5%)	7mo	$125,000	$92	80
46 Avondale Ln #410 Calendar Weeks 9&10	0.08mi	2/2.0	1,528 (+8%)	8mo	$135,000	$88	74
210 Offerson Rd #303	0.10mi	2/2.0	1,256 (-12%)	1mo	$10,750	$9	73
210 Offerson Rd #209 - week 11	0.10mi	2/3.0	1,300 (-8%)	8mo	$35,000	$27	73
210 Offerson Rd #R-108, Week 31	0.10mi	2/3.0	1,300 (-8%)	10mo	$2,650	$2	71
210 Offerson Rd #R-119, Week 31	0.10mi	2/3.0	1,300 (-8%)	10mo	$2,850	$2	71
00063B Avondale Ln #436 / Week 5	0.10mi	3/3.0 (+1)	1,317 (-7%)	9mo	$25,000	$19	69

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: 9.09×
• Total profit: $169,939
• Equity at exit: $50,184

10-year hold

• IRR: —
• Equity multiple: 19.42×
• Total profit: $386,764
• Equity at exit: $93,749

Cash invested: $21,000 (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: 1.4×

Monthly cashflow live

• Estimated rent: $4,447 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$653
• Vacancy / Maint / Mgmt: −$934
• Net cashflow: $2,275

Break-even live

Break-even rent $1,567

Max offer price $75,000

Occupancy floor 44%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $653 · $7,836/yr

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 38 DOM
2. 2026-06-18
   days on market $75,000 Active 37 DOM
3. 2026-06-17
   days on market $75,000 Active 36 DOM
4. 2026-06-16
   days on market $75,000 Active 35 DOM
5. 2026-06-15
   days on market $75,000 Active 34 DOM
6. 2026-06-14
   days on market $75,000 Active 32 DOM
7. 2026-06-12
   days on market $75,000 Active 31 DOM
8. 2026-06-09
   days on market $75,000 Active 28 DOM
9. 2026-06-08
   days on market $75,000 Active 27 DOM
10. 2026-06-07
    days on market $75,000 Active 26 DOM
11. 2026-06-05
    days on market $75,000 Active 23 DOM
12. 2026-06-03
    days on market $75,000 Active 22 DOM
13. 2026-06-02
    days on market $75,000 Active 21 DOM
14. 2026-06-01
    days on market $75,000 Active 20 DOM
15. 2026-05-31
    days on market $75,000 Active 19 DOM
16. 2026-05-30
    days on market $75,000 Active 18 DOM
17. 2026-05-12
    listed $75,000 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 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $53,365
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,172
• − Repairs & maintenance: −$4,269
• − Management: −$4,269
• − HOA: −$7,836
• − Depreciation: −$2,182
• Taxable income: $28,310
• Est. tax owed @ 24.0%: −$6,794
• After-tax cash flow: $20,511/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

Price history

1 event — show timeline

• 2026-05-12 Listed $75,000 VMLS