508 E Lionshead Cir Unit 116-07 · Vail, CO 81657

$40,000

2 bd · 2.0 ba · 1,013 sqft · Timeshare · 452 Days on market

Built 1972 871 sqft lot $165/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 +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Imagine owning a ski week in the heart of Vail's Lionshead Village! This 2-bedroom condo offers beautiful south-facing views of the Lionshead Gondola. With amenities like a pool, two hot tubs, ski lockers, and covered parking, everything you need is right here. It's conveniently located just minutes from skiing, ice skating, dining, and shopping. A rare and affordable chance to enjoy Vail every year!

Key facts

• South facing views
• Two hot tubs
• Ski lockers

Tags

• SOUTH FACING VIEWS
• LIONSHEAD GONDOLA
• POOL
• TWO HOT TUBS
• SKI LOCKERS
• COVERED PARKING

Property features AI

Finance

• HOA & community: HOA with quarterly fee; Quarterly association fee of 495.81; Association covers cable TV, common area maintenance, electricity, gas, heat, insurance, internet, management, sewer, taxes, telephone, trash, water; On-site management; Pool; Spa/Hot Tub

Exterior

• Construction: Metal roof; Poured in place foundation
• Exterior features: Planned Unit Development (PUD)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms; Master Bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Furnished; Dishwasher; Disposal; Microwave; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $40k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 61.9% vs local median 0.5% in Vail — 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 71/100 on livability (#76 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime D-, cost of living F, health & safety 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.
• Zoned schools: Homestake Peak School (math 22% / reading 37%, grade F, #512 of 966 statewide, top 55%, 500 students, 53% FRL); Battle Mountain High School (math 29% / reading 57%, grade F, #152 of 381 statewide, top 40%, 904 students, 33% FRL).
• Market conditions: 317 active listings in the ZIP; solid renter incomes; 387 units permitted in Eagle County in 2024 (256 in 5+ unit buildings).
• This rent runs 35% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (8.8% local appreciation)).
• Eagle County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 452 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 452 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 7.26% ✓
• Cap rate: 61.91%
• Cash-on-cash: 198.64%
• DSCR: 9.84
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $6,078
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Vail View Dr Unit 3304-10	0.48mi	2/2.0	1,049 (+4%)	1mo	$7,500	$7	70
1020 Vail View Dr #3204-52	0.48mi	2/2.0	1,093 (+8%)	9mo	$60,000	$55	57
1020 Vail View Dr #3204-51	0.48mi	2/2.0	1,093 (+8%)	9mo	$40,000	$37	57
1020 Vail Vw	0.48mi	2/2.0	1,129 (+12%)	2mo	$10	—	57
1020 Vail View Dr #3312-31	0.48mi	2/2.0	1,101 (+9%)	9mo	$500	—	55
1020 Vail View Dr #3203-11	0.48mi	2/2.0	1,109 (+10%)	8mo	$6,000	$5	55
1020 Vail View Dr #3308-11	0.48mi	2/2.0	1,098 (+8%)	12mo	$6,500	$6	53
1020 Vail View Dr #3203-14	0.48mi	2/2.0	1,109 (+10%)	12mo	$1,500	$1	52
1020 Vail Vw #3303-11	0.48mi	2/2.0	1,101 (+9%)	14mo	$6,500	$6	52
1020 Vail View Dr #2205-31	0.48mi	2/2.0	1,127 (+11%)	9mo	$10	—	51
1020 Vail Vw #2408-7	0.48mi	2/3.0	1,153 (+14%)	11mo	$5,000	$4	41
242 E Meadow #301-7	0.75mi	2/2.0	1,148 (+13%)	9mo	$269,900	$235	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.20×
• Total profit: $136,651
• Equity at exit: $32,458

10-year hold

• IRR: —
• Equity multiple: 28.61×
• Total profit: $309,215
• Equity at exit: $66,508

Cash invested: $11,200 (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 81657

• Home prices YoY: 1.8%
• Active inventory: 317
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $2,906 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$165
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $1,854

Break-even live

Break-even rent $559

Max offer price $40,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,882	-5% $1,868	+0% $1,854	+5% $1,840	+10% $1,826
Rent	-10% $1,624	-5% $1,739	+0% $1,854	+5% $1,969	+10% $2,084
Rate	-1.0pp $1,874	-0.5pp $1,864	base $1,854	+0.5pp $1,844	+1.0pp $1,833

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-22
   days on market $40,000 Active 452 DOM
2. 2026-06-21
   days on market $40,000 Active 451 DOM
3. 2026-06-19
   days on market $40,000 Active 449 DOM
4. 2026-06-18
   days on market $40,000 Active 448 DOM
5. 2026-06-17
   days on market $40,000 Active 447 DOM
6. 2026-06-16
   days on market $40,000 Active 446 DOM
7. 2026-06-15
   days on market $40,000 Active 445 DOM
8. 2026-06-14
   days on market $40,000 Active 443 DOM
9. 2026-06-12
   days on market $40,000 Active 442 DOM
10. 2026-06-09
    days on market $40,000 Active 439 DOM
11. 2026-06-08
    days on market $40,000 Active 438 DOM
12. 2026-06-07
    days on market $40,000 Active 437 DOM
13. 2026-06-05
    days on market $40,000 Active 434 DOM
14. 2026-06-03
    days on market $40,000 Active 433 DOM
15. 2026-06-02
    days on market $40,000 Active 432 DOM
16. 2026-06-01
    days on market $40,000 Active 431 DOM
17. 2026-05-31
    days on market $40,000 Active 430 DOM
18. 2026-05-30
    days on market $40,000 Active 429 DOM
19. 2025-03-27
    listed $40,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,868
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$2,789
• − Management: −$2,789
• − HOA: −$1,980
• − Depreciation: −$1,164
• Taxable income: $23,104
• Est. tax owed @ 24.0%: −$5,545
• After-tax cash flow: $16,703/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 — Vail

• Score: 71/100
• State rank: #76
• US rank: #7125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vail, CO
• County: Eagle County · 42,178 people
• City population: 4,835
• Metro: Edwards, CO
• Population (ZIP): 4,835
• Household income: $100,573
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 262.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Romanian 3% Lithuanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 88% English-only · Spanish 6% German/W. Germanic 2% French/Haitian/Cajun 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: ▲ 8.75%
• Current HPI: 485.2983
• 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

• 2025-03-27 Listed $40,000 VMLS