415 E Dean St., #7 Week 30 · Aspen, CO 81611

$125,000

1 bd · 1.0 ba · 912 sqft · Condo public records · 17 Days on market

Built 2005 $360/mo HOA · 6% 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Luxury one bedroom condominium. Large size with high ceilings. Located on first floor with convenient access to fire pit, gym, pool, hot tubs and members lounge. Walk to restaurants, shopping, parks and everything Aspen has to offer. The Aspen Mountain Residences offer outstanding service and amenities. Enjoy winter ski week #6 every year together with additional float time. 2025 dates: Sat, February 8 to Saturday, February 15. 2025 Float weeks are 10/18 thru 10/25 and 11/22 thru 11/29. 2026 Float week is 12/5-12/12.

Key facts

• $360 HOA
• Garage
• Pool

Property features AI

Finance

• HOA & community: Association present; Annual association fee of $4,320.91; Association amenities include professional management and locker/ski storage; Association fee covers contingency fund, insurance, sewer, unit heat, trash, snow removal and cable TV

Exterior

• Parking: Common parking; Has garage; Has carport
• Home design: Condominium
• Exterior features: Not new construction; Located downtown Aspen (corner of Dean and Mill Street); Part of G.A. resort condos / The Aspen Mountain Residences

Interior

• Kitchen: Refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Cooling present
• Interior features: Gas fireplace; Excellent condition

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $125k).
• Recommended offer: $123k (1.5% 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+; 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.
• Zoned schools: Aspen Elementary School (math 32% / reading 52%, grade F, #321 of 966 statewide, top 35%, 440 students, 0% FRL); Aspen Middle School (math 30% / reading 49%, grade F, #84 of 270 statewide, top 32%, 443 students, 0% FRL); Aspen High School (math 47% / reading 72%, grade C+, #53 of 381 statewide, top 17%, 529 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• 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 $6,077/mo this rent would consume 88% 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) 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.
• Current owner paid $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 4.86% ✓
• Cap rate: 38.40%
• Cash-on-cash: 114.67%
• DSCR: 6.10
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.96×
• Total profit: $313,673
• Equity at exit: $112,610

10-year hold

• IRR: —
• Equity multiple: 24.90×
• Total profit: $836,670
• Equity at exit: $242,848

Cash invested: $35,000 (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 81611

• Home prices YoY: 3.6%
• Rents YoY: 22.1%
• Active inventory: 324
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $6,077 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$389 /mo · $4,667/yr
• Insurance: −$52
• HOA: −$360
• Vacancy / Maint / Mgmt: −$1,276
• Net cashflow: $3,345

Break-even live

Break-even rent $1,844

Max offer price $125,000

Occupancy floor 40%

Sensitivity live

Price	-10% $3,415	-5% $3,380	+0% $3,345	+5% $3,309	+10% $3,274
Rent	-10% $2,865	-5% $3,105	+0% $3,345	+5% $3,585	+10% $3,825
Rate	-1.0pp $3,408	-0.5pp $3,376	base $3,345	+0.5pp $3,312	+1.0pp $3,279

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $125,000 Active 17 DOM
2. 2026-06-19
   days on market $125,000 Active 15 DOM
3. 2026-06-18
   days on market $125,000 Active 14 DOM
4. 2026-06-17
   days on market $125,000 Active 13 DOM
5. 2026-06-16
   days on market $125,000 Active 12 DOM
6. 2026-06-15
   days on market $125,000 Active 11 DOM
7. 2026-06-14
   days on market $125,000 Active 9 DOM
8. 2026-06-12
   days on market $125,000 Active 8 DOM
9. 2026-06-09
   days on market $125,000 Active 5 DOM
10. 2026-06-08
    days on market $125,000 Active 4 DOM
11. 2026-06-07
    days on market $125,000 Active 3 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    pricedays on marketlisting id $125,000 Active 1 DOM
14. 2026-06-02
    days on market $110,000 Active 520 DOM
15. 2026-06-01
    days on market $110,000 Active 519 DOM
16. 2026-05-31
    days on market $110,000 Active 518 DOM
17. 2026-05-30
    days on market $110,000 Active 517 DOM
18. 2025-10-29
    listed $210,000 Active 1040-char remark
19. 2024-12-28
    listed $110,000 Active 526-char remark

    Show marketing remark (526 chars)

    Luxury one bedroom condominium. Large size with high ceilings. Located on first floor with convenient access to fire pit, gym, pool, hot tubs and members lounge. Walk to restaurants, shopping, parks and everything Aspen has to offer. The Aspen Mountain Residences offer outstanding service and amenities. Enjoy winter ski week #6 every year together with additional float time. 2025 dates: Sat, February 8 to Saturday, February 15. 2025 Float weeks are 10/18 thru 10/25 and 11/22 thru 11/29. 2026 Float week is 12/5-12/12.

20. 2024-03-01
    soldstatus $90,000 Closed

    Show marketing remark (587 chars)

    Luxury one bedroom condominium. Large size, first floor with high ceilings. Great patio to enjoy the outside and convenient access to fire pit, breakfast/member's lounge, gym and pool/hot tubs. The Aspen Mountain Residences offers outstanding service and amenities. Perfect location...walk to restaurants, shopping, parks and everything Aspen has to offer. Enjoy prime spring break week 10 every year together with additional float time each year. 2024 dates: Fixed Week: Sat, July 27 to Sat, August 3. Float week: Sat, June 22 to Sat, June 29. 2025 dates: Sat, July 26 to Sat, August 2.

21. 2024-02-19
    status Pending

    Show marketing remark (587 chars)

    Luxury one bedroom condominium. Large size, first floor with high ceilings. Great patio to enjoy the outside and convenient access to fire pit, breakfast/member's lounge, gym and pool/hot tubs. The Aspen Mountain Residences offers outstanding service and amenities. Perfect location...walk to restaurants, shopping, parks and everything Aspen has to offer. Enjoy prime spring break week 10 every year together with additional float time each year. 2024 dates: Fixed Week: Sat, July 27 to Sat, August 3. Float week: Sat, June 22 to Sat, June 29. 2025 dates: Sat, July 26 to Sat, August 2.

22. 2023-10-11
    listed $110,000 Active

    Show marketing remark (587 chars)

    Luxury one bedroom condominium. Large size, first floor with high ceilings. Great patio to enjoy the outside and convenient access to fire pit, breakfast/member's lounge, gym and pool/hot tubs. The Aspen Mountain Residences offers outstanding service and amenities. Perfect location...walk to restaurants, shopping, parks and everything Aspen has to offer. Enjoy prime spring break week 10 every year together with additional float time each year. 2024 dates: Fixed Week: Sat, July 27 to Sat, August 3. Float week: Sat, June 22 to Sat, June 29. 2025 dates: Sat, July 26 to Sat, August 2.

23. 2023-08-03
    soldstatus $100,000 Closed
24. 2023-07-13
    status Pending
25. 2023-01-27
    listed $120,000 Active
26. 2021-11-08
    soldstatus $17,900
27. 2021-10-04
    soldstatus $39,900
28. 2021-02-16
    soldstatus $105,000
29. 2019-01-22
    soldstatus $45,800
30. 2018-05-14
    soldstatus $57,500
31. 2013-02-26
    soldstatus $147,500
32. 2009-03-31
    soldstatus $85,000

ⓘ 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: $4,667 · $389/mo
• Projected year-2 tax: $4,667 · $389/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $72,929
• − Mortgage interest: −$7,002
• − Property taxes: −$4,667
• − Insurance: −$625
• − Repairs & maintenance: −$5,834
• − Management: −$5,834
• − HOA: −$4,320
• − Depreciation: −$3,636
• Taxable income: $41,010
• Est. tax owed @ 24.0%: −$9,842
• After-tax cash flow: $30,293/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

+47.1% since first listed

15 events — show timeline

• 2026-06-04 Listed $125,000 AGMLS
• 2024-12-28 Listed $110,000 AGMLS
• 2024-03-01 Sold (MLS) $90,000 AGMLS
• 2024-02-19 Pending — AGMLS
• 2023-10-11 Listed $110,000 AGMLS
• 2023-08-03 Sold (MLS) $100,000 AGMLS
• 2023-07-13 Pending — AGMLS
• 2023-01-27 Listed $120,000 AGMLS
• 2021-11-08 Sold (Public Records) $17,900 Public Records
• 2021-10-04 Sold (MLS) $39,900 AGMLS
• 2021-02-16 Sold (Public Records) $105,000 Public Records
• 2019-01-22 Sold (MLS) $45,800 AGMLS
• 2018-05-14 Sold (Public Records) $57,500 Public Records
• 2013-02-26 Sold (Public Records) $147,500 Public Records
• 2009-03-31 Sold (MLS) $85,000 AGMLS

Property tax history

+1.6%/yr

Latest (2025): $4,667 · +4.2% YoY. Source: county tax records.