100 Bachelor Ridge Rd #3402 · Edwards, CO 81620

$220,000

3 bd · 3.5 ba · 2,098 sqft · Condo · 572 Days on market

Built 2002 $1641/mo HOA · 40% of rent ↓ 52% since listing

---

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 +16.1/30.0
• 1% rule +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom residence next to The Ritz-Carlton, Bachelor Gulch offers valley views. Enjoy ski in/out access with 1 Ski Week/2 Summer Weeks, Free Lift Tickets, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other locations. Summer Interest 10

Key facts

• Ski in/out access
• Valley views
• 1,973 sq ft lot

Tags

• VALLEY VIEWS
• SKI IN/OUT ACCESS

Property features AI

Finance

• HOA & community: Community features include fishing, golf, and pool; Annual association fee (covers club membership, common area maintenance, electricity, gas, management, and taxes); Fitness center available through the association

Exterior

• Home design: Unit in a multi-unit building
• Construction: Shake roof; Poured-in-place foundation
• Exterior features: Planned Unit Development zoning

Interior

• Kitchen: Cooktop; Range hood; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Marble floors; Wood floors
• Bathrooms: 3 full baths; 1 half bath
• Heating & cooling: Forced air heating; Natural gas heating; Radiant heating; Central air conditioning
• Interior features: Furnished; Washer/Dryer included; Cooktop, Range Hood, Microwave; Dishwasher; Refrigerator
• Laundry & utility: Washer and Dryer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $48 ($572/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: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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).

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 572 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 20y 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 $95k; list at $220k implies a 132% gain — meaningful room to come down on a strong offer.

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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 572 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.88% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• 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: 17.8%
• Equity multiple: 2.23×
• Total profit: $76,035
• Equity at exit: $147,206

10-year hold

• IRR: 17.4%
• Equity multiple: 4.60×
• Total profit: $221,607
• 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: $4,146 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: −$871
• Net cashflow: $48

Break-even live

Break-even rent $4,086

Max offer price $220,000

Occupancy floor 94%

Sensitivity live

Price	-10% $200	-5% $124	+0% $48	+5% $-28	+10% $-104
Rent	-10% $-280	-5% $-116	+0% $48	+5% $211	+10% $375
Rate	-1.0pp $158	-0.5pp $104	base $48	+0.5pp $-9	+1.0pp $-67

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 condo

• Monthly dues: $1,641 · $19,692/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-05-13
   status Pending
2. 2025-04-27
   price $190,000
3. 2024-11-22
   price $210,000
4. 2024-10-18
   listed $220,000 Active
5. 2024-09-12
   soldstatus $95,000 Closed 291-char remark

   Show marketing remark (291 chars)

   3 bedroom residence next to The Ritz-Carlton, Bachelor Gulch offers valley views. Enjoy ski in/out access with 1 Ski Week/2 Summer Weeks, Free Lift Tickets, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other locations. Summer Interest 10

6. 2024-08-15
   status Pending 291-char remark

   Show marketing remark (291 chars)

   3 bedroom residence next to The Ritz-Carlton, Bachelor Gulch offers valley views. Enjoy ski in/out access with 1 Ski Week/2 Summer Weeks, Free Lift Tickets, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other locations. Summer Interest 10

7. 2024-06-23
   price $115,000 291-char remark

   Show marketing remark (291 chars)

   3 bedroom residence next to The Ritz-Carlton, Bachelor Gulch offers valley views. Enjoy ski in/out access with 1 Ski Week/2 Summer Weeks, Free Lift Tickets, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other locations. Summer Interest 10

8. 2024-04-26
   listed $220,000 Active
9. 2024-04-12
   soldstatus $220,000 Closed
10. 2024-03-23
    status Pending
11. 2023-11-16
    listed $125,000 Active 291-char remark

    Show marketing remark (291 chars)

    3 bedroom residence next to The Ritz-Carlton, Bachelor Gulch offers valley views. Enjoy ski in/out access with 1 Ski Week/2 Summer Weeks, Free Lift Tickets, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other locations. Summer Interest 10

12. 2023-01-05
    listed $140,000 Active
13. 2022-09-12
    listed $220,000 Active
14. 2019-11-07
    listed $115,000
15. 2019-07-07
    listed $80,000
16. 2019-04-19
    soldstatus $90,000
17. 2019-04-01
    soldstatus $165,000
18. 2019-01-06
    listed $164,999
19. 2018-12-04
    listed $170,000
20. 2018-07-27
    listed $115,000
21. 2018-02-28
    soldstatus $110,000
22. 2018-02-01
    listed $125,000
23. 2016-10-07
    soldstatus $140,000
24. 2016-08-30
    listed $105,000
25. 2016-08-30
    listed $105,000
26. 2016-07-29
    listed $124,000
27. 2016-05-19
    listed $150,000
28. 2015-10-29
    listed $150,000
29. 2015-09-21
    soldstatus $120,000
30. 2015-03-20
    listed $130,000
31. 2014-11-18
    soldstatus $146,250
32. 2014-03-05
    listed $164,000
33. 2014-01-21
    listed $160,000
34. 2013-10-01
    soldstatus $125,000
35. 2013-07-16
    listed $145,000
36. 2013-01-14
    soldstatus $147,000
37. 2012-05-25
    listed $147,000
38. 2011-12-28
    listed $191,000
39. 2007-04-20
    soldstatus $395,000
40. 2006-09-27
    listed $395,000

ⓘ 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: $49,754
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,898
• − Repairs & maintenance: −$3,980
• − Management: −$3,980
• − HOA: −$19,692
• − Depreciation: −$6,400
• Taxable loss: −$1,820
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $1,008/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

-51.9% since first listed

40 events — show timeline

• 2026-05-13 Pending — VMLS
• 2025-04-27 Price Changed $190,000 VMLS
• 2024-11-22 Price Changed $210,000 VMLS
• 2024-10-18 Listed $220,000 VMLS
• 2024-09-12 Sold (MLS) $95,000 VMLS
• 2024-08-15 Pending — VMLS
• 2024-06-23 Price Changed $115,000 VMLS
• 2024-04-26 Listed $220,000 VMLS
• 2024-04-12 Sold (MLS) $220,000 VMLS
• 2024-03-23 Pending — VMLS
• 2023-11-16 Listed $125,000 VMLS
• 2023-01-05 Listed $140,000 VMLS
• 2022-09-12 Listed $220,000 VMLS
• 2019-11-07 Listed $115,000 VMLS
• 2019-07-07 Listed $80,000 VMLS
• 2019-04-19 Sold (MLS) $90,000 VMLS
• 2019-04-01 Sold (MLS) $165,000 VMLS
• 2019-01-06 Listed $164,999 VMLS
• 2018-12-04 Listed $170,000 VMLS
• 2018-07-27 Listed $115,000 VMLS
• 2018-02-28 Sold (MLS) $110,000 VMLS
• 2018-02-01 Listed $125,000 VMLS
• 2016-10-07 Sold (MLS) $140,000 VMLS
• 2016-08-30 Listed $105,000 VMLS
• 2016-08-30 Listed $105,000 VMLS
• 2016-07-29 Listed $124,000 VMLS
• 2016-05-19 Listed $150,000 VMLS
• 2015-10-29 Listed $150,000 VMLS
• 2015-09-21 Sold (MLS) $120,000 VMLS
• 2015-03-20 Listed $130,000 VMLS
• 2014-11-18 Sold (MLS) $146,250 VMLS
• 2014-03-05 Listed $164,000 VMLS
• 2014-01-21 Listed $160,000 VMLS
• 2013-10-01 Sold (MLS) $125,000 VMLS
• 2013-07-16 Listed $145,000 VMLS
• 2013-01-14 Sold (MLS) $147,000 VMLS
• 2012-05-25 Listed $147,000 VMLS
• 2011-12-28 Listed $191,000 VMLS
• 2007-04-20 Sold (MLS) $395,000 VMLS
• 2006-09-27 Listed $395,000 VMLS