301 E Hyman Ave Unit 207, Weeks 35,36,48 · Aspen, CO 81611

$45,000

1 bd · 2.0 ba · 718 sqft · Condo public records · 367 Days on market

Built 1982 $308/mo HOA · 5% 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 +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

Welcome to The Prospector, a premier fractional ownership opportunity in the heart of downtown Aspen—just steps from world-class skiing, dining, and entertainment. Located directly across from the iconic Wheeler Opera House and overlooking vibrant Wagner Park, The Prospector puts you at the center of it all, with forever protected, unobstructed views of Aspen Mountain and the Aspen Central Core. Enjoy walk-to-the-slopes convenience, with easy access to Aspen's four legendary mountains—plus golf, fishing, hiking, rafting, and more right outside your door. This thoughtful layout features 1-bedroom, 2-bath with Murphy bed and pullout couch - sleeps 6 comfortably, with full kitchen with cooktop, microwave, refrigerator, wood-burning fireplace, private balcony, and in-unit sauna. Luxury amenities Include daily housekeeping and concierge service, underground parking and private storage locker, rooftop deck with sauna and community BBQ grills, on-site management for peace of mind. Flexible ownership allows owner to trade unused time through RCI or rent your unit, priority access to additional rentals for owners and prime ownership weeks: Weeks 35 & 36 - Celebrate Labor Day and enjoy Aspen's early fall colors and Week 48 - spend Thanksgiving and kick off the ski season in style. Whether you're looking for a mountain escape, a savvy investment, or both—The Prospector offers unmatched access, amenities, and Aspen charm.

Key facts

• Rooftop deck
• Full kitchen
• Private balcony

Tags

• WALK-TO-THE-SLOPES CONVENIENCE
• FULL KITCHEN
• WOOD-BURNING FIREPLACE
• PRIVATE BALCONY
• IN-UNIT SAUNA
• ROOFTOP DECK

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $45k.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $45k).
• Recommended offer: $40k (12.0% 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+, schools B+; 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.
• 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 $5,820/mo this rent would consume 84% 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 $5k of equity ($311 loan paydown + $4k 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 367 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 367 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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. 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 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: 12.93% ✓
• Cap rate: 112.39%
• Cash-on-cash: 378.93%
• DSCR: 17.86
• GRM: 0.6

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: 25.52×
• Total profit: $308,952
• Equity at exit: $40,540

10-year hold

• IRR: —
• Equity multiple: 63.48×
• Total profit: $787,279
• Equity at exit: $87,425

Cash invested: $12,600 (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 81611

• Home prices YoY: 3.6%
• Rents YoY: 22.1%
• Active inventory: 324
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $5,820 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$308
• Vacancy / Maint / Mgmt: −$1,222
• Net cashflow: $3,979

Break-even live

Break-even rent $784

Max offer price $45,000

Occupancy floor 27%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $308 · $3,696/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-19
   days on market $45,000 Active 367 DOM
2. 2026-06-18
   days on market $45,000 Active 366 DOM
3. 2026-06-17
   days on market $45,000 Active 365 DOM
4. 2026-06-16
   days on market $45,000 Active 364 DOM
5. 2026-06-15
   days on market $45,000 Active 363 DOM
6. 2026-06-14
   days on market $45,000 Active 361 DOM
7. 2026-06-12
   days on market $45,000 Active 360 DOM
8. 2026-06-09
   days on market $45,000 Active 357 DOM
9. 2026-06-08
   days on market $45,000 Active 356 DOM
10. 2026-06-07
    days on market $45,000 Active 355 DOM
11. 2026-06-05
    days on market $45,000 Active 352 DOM
12. 2026-06-02
    days on market $45,000 Active 350 DOM
13. 2026-06-01
    days on market $45,000 Active 349 DOM
14. 2026-05-31
    days on market $45,000 Active 348 DOM
15. 2026-05-30
    days on market $45,000 Active 347 DOM
16. 2026-02-10
    price $45,000 1468-char remark

    Show marketing remark (1468 chars)

    Welcome to The Prospector, a premier fractional ownership opportunity in the heart of downtown Aspen—just steps from world-class skiing, dining, and entertainment. Located directly across from the iconic Wheeler Opera House and overlooking vibrant Wagner Park, The Prospector puts you at the center of it all, with forever protected, unobstructed views of Aspen Mountain and the Aspen Central Core. Enjoy walk-to-the-slopes convenience, with easy access to Aspen's four legendary mountains—plus golf, fishing, hiking, rafting, and more right outside your door. This thoughtful layout features 1-bedroom, 2-bath with Murphy bed and pullout couch - sleeps 6 comfortably, with full kitchen with cooktop, microwave, refrigerator, wood-burning fireplace, private balcony, and in-unit sauna. Luxury amenities Include daily housekeeping and concierge service, underground parking and private storage locker, rooftop deck with sauna and community BBQ grills, on-site management for peace of mind. Flexible ownership allows owner to trade unused time through RCI or rent your unit, priority access to additional rentals for owners and prime ownership weeks: Weeks 35 & 36 - Celebrate Labor Day and enjoy Aspen's early fall colors and Week 48 - spend Thanksgiving and kick off the ski season in style. Whether you're looking for a mountain escape, a savvy investment, or both—The Prospector offers unmatched access, amenities, and Aspen charm.

17. 2025-12-30
    price $49,750 1468-char remark

    Show marketing remark (1468 chars)

    Welcome to The Prospector, a premier fractional ownership opportunity in the heart of downtown Aspen—just steps from world-class skiing, dining, and entertainment. Located directly across from the iconic Wheeler Opera House and overlooking vibrant Wagner Park, The Prospector puts you at the center of it all, with forever protected, unobstructed views of Aspen Mountain and the Aspen Central Core. Enjoy walk-to-the-slopes convenience, with easy access to Aspen's four legendary mountains—plus golf, fishing, hiking, rafting, and more right outside your door. This thoughtful layout features 1-bedroom, 2-bath with Murphy bed and pullout couch - sleeps 6 comfortably, with full kitchen with cooktop, microwave, refrigerator, wood-burning fireplace, private balcony, and in-unit sauna. Luxury amenities Include daily housekeeping and concierge service, underground parking and private storage locker, rooftop deck with sauna and community BBQ grills, on-site management for peace of mind. Flexible ownership allows owner to trade unused time through RCI or rent your unit, priority access to additional rentals for owners and prime ownership weeks: Weeks 35 & 36 - Celebrate Labor Day and enjoy Aspen's early fall colors and Week 48 - spend Thanksgiving and kick off the ski season in style. Whether you're looking for a mountain escape, a savvy investment, or both—The Prospector offers unmatched access, amenities, and Aspen charm.

18. 2025-05-30
    listed $50,000 Active 1468-char remark

    Show marketing remark (1468 chars)

    Welcome to The Prospector, a premier fractional ownership opportunity in the heart of downtown Aspen—just steps from world-class skiing, dining, and entertainment. Located directly across from the iconic Wheeler Opera House and overlooking vibrant Wagner Park, The Prospector puts you at the center of it all, with forever protected, unobstructed views of Aspen Mountain and the Aspen Central Core. Enjoy walk-to-the-slopes convenience, with easy access to Aspen's four legendary mountains—plus golf, fishing, hiking, rafting, and more right outside your door. This thoughtful layout features 1-bedroom, 2-bath with Murphy bed and pullout couch - sleeps 6 comfortably, with full kitchen with cooktop, microwave, refrigerator, wood-burning fireplace, private balcony, and in-unit sauna. Luxury amenities Include daily housekeeping and concierge service, underground parking and private storage locker, rooftop deck with sauna and community BBQ grills, on-site management for peace of mind. Flexible ownership allows owner to trade unused time through RCI or rent your unit, priority access to additional rentals for owners and prime ownership weeks: Weeks 35 & 36 - Celebrate Labor Day and enjoy Aspen's early fall colors and Week 48 - spend Thanksgiving and kick off the ski season in style. Whether you're looking for a mountain escape, a savvy investment, or both—The Prospector offers unmatched access, amenities, and Aspen charm.

19. 2025-02-14
    soldstatus $43,000 Closed 916-char remark

    Show marketing remark (916 chars)

    Fantastic views of Aspen Mtn with 3 SET WEEKS IN DOWNTOWN CORE: including late Feb Ski week, 3rd week in June (typically Food & Wine), and mid-August Summer week. This one bedroom, two bath, 718 sq. ft. condo is located in the heart of Aspen, across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Enjoy direct views of Aspen Mountain from your own private deck. Spacious 1 bedroom with Murphy bed and sleeper sofa can accommodate 6 people. Trade weeks with other resorts around the world through the RCI vacation exchange. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town, Aspen Mountain, and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 8, 24 & 33. Photos are stock photos and may not be representative of actual unit.

20. 2025-01-16
    status Pending 916-char remark

    Show marketing remark (916 chars)

    Fantastic views of Aspen Mtn with 3 SET WEEKS IN DOWNTOWN CORE: including late Feb Ski week, 3rd week in June (typically Food & Wine), and mid-August Summer week. This one bedroom, two bath, 718 sq. ft. condo is located in the heart of Aspen, across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Enjoy direct views of Aspen Mountain from your own private deck. Spacious 1 bedroom with Murphy bed and sleeper sofa can accommodate 6 people. Trade weeks with other resorts around the world through the RCI vacation exchange. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town, Aspen Mountain, and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 8, 24 & 33. Photos are stock photos and may not be representative of actual unit.

21. 2025-01-06
    soldstatus $40,000 Closed
22. 2024-12-10
    status Pending
23. 2024-12-04
    soldstatus $40,000 Closed
24. 2024-12-04
    soldstatus $40,000
25. 2024-11-14
    price $54,000 916-char remark

    Show marketing remark (916 chars)

    Fantastic views of Aspen Mtn with 3 SET WEEKS IN DOWNTOWN CORE: including late Feb Ski week, 3rd week in June (typically Food & Wine), and mid-August Summer week. This one bedroom, two bath, 718 sq. ft. condo is located in the heart of Aspen, across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Enjoy direct views of Aspen Mountain from your own private deck. Spacious 1 bedroom with Murphy bed and sleeper sofa can accommodate 6 people. Trade weeks with other resorts around the world through the RCI vacation exchange. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town, Aspen Mountain, and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 8, 24 & 33. Photos are stock photos and may not be representative of actual unit.

26. 2024-11-05
    status Pending
27. 2024-10-14
    price $59,000 916-char remark

    Show marketing remark (916 chars)

    Fantastic views of Aspen Mtn with 3 SET WEEKS IN DOWNTOWN CORE: including late Feb Ski week, 3rd week in June (typically Food & Wine), and mid-August Summer week. This one bedroom, two bath, 718 sq. ft. condo is located in the heart of Aspen, across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Enjoy direct views of Aspen Mountain from your own private deck. Spacious 1 bedroom with Murphy bed and sleeper sofa can accommodate 6 people. Trade weeks with other resorts around the world through the RCI vacation exchange. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town, Aspen Mountain, and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 8, 24 & 33. Photos are stock photos and may not be representative of actual unit.

28. 2024-10-09
    listed $46,000 Active
29. 2024-10-09
    listed $45,000 Active
30. 2024-09-09
    listed $67,000 Active 916-char remark

    Show marketing remark (916 chars)

    Fantastic views of Aspen Mtn with 3 SET WEEKS IN DOWNTOWN CORE: including late Feb Ski week, 3rd week in June (typically Food & Wine), and mid-August Summer week. This one bedroom, two bath, 718 sq. ft. condo is located in the heart of Aspen, across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Enjoy direct views of Aspen Mountain from your own private deck. Spacious 1 bedroom with Murphy bed and sleeper sofa can accommodate 6 people. Trade weeks with other resorts around the world through the RCI vacation exchange. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town, Aspen Mountain, and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 8, 24 & 33. Photos are stock photos and may not be representative of actual unit.

31. 2024-02-13
    soldstatus $45,000 Closed
32. 2024-01-17
    status Pending
33. 2023-09-01
    listed $48,500 Active
34. 2022-08-31
    soldstatus $38,000 Closed
35. 2022-06-29
    status Pending
36. 2022-05-16
    status Active
37. 2021-12-20
    soldstatus $35,000 Closed
38. 2021-11-22
    status Pending
39. 2021-11-18
    listed $39,000 Active
40. 2021-11-18
    listed $44,000 Active
41. 2019-08-07
    soldstatus $52,000
42. 2019-03-15
    soldstatus $25,000
43. 2019-01-07
    soldstatus $20,000
44. 2001-04-10
    soldstatus $5,000
45. 2000-05-16
    soldstatus $20,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥76°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,839
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$5,587
• − Management: −$5,587
• − HOA: −$3,696
• − Depreciation: −$1,309
• Taxable income: $50,239
• Est. tax owed @ 24.0%: −$12,057
• After-tax cash flow: $35,688/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

+125.0% since first listed

30 events — show timeline

• 2026-02-10 Price Changed $45,000 AGMLS
• 2025-12-30 Price Changed $49,750 AGMLS
• 2025-05-30 Listed $50,000 AGMLS
• 2025-02-14 Sold (MLS) $43,000 AGMLS
• 2025-01-16 Pending — AGMLS
• 2025-01-06 Sold (MLS) $40,000 AGMLS
• 2024-12-10 Pending — AGMLS
• 2024-12-04 Sold (Public Records) $40,000 Public Records
• 2024-12-04 Sold (MLS) $40,000 AGMLS
• 2024-11-14 Price Changed $54,000 AGMLS
• 2024-11-05 Pending — AGMLS
• 2024-10-14 Price Changed $59,000 AGMLS
• 2024-10-09 Listed $45,000 AGMLS
• 2024-10-09 Listed $46,000 AGMLS
• 2024-09-09 Listed $67,000 AGMLS
• 2024-02-13 Sold (MLS) $45,000 AGMLS
• 2024-01-17 Pending — AGMLS
• 2023-09-01 Listed $48,500 AGMLS
• 2022-08-31 Sold (MLS) $38,000 AGMLS
• 2022-06-29 Pending — AGMLS
• 2022-05-16 Relisted — AGMLS
• 2021-12-20 Sold (MLS) $35,000 AGMLS
• 2021-11-22 Pending — AGMLS
• 2021-11-18 Listed $39,000 AGMLS
• 2021-11-18 Listed $44,000 AGMLS
• 2019-08-07 Sold (MLS) $52,000 AGMLS
• 2019-03-15 Sold (MLS) $25,000 AGMLS
• 2019-01-07 Sold (MLS) $20,000 AGMLS
• 2001-04-10 Sold (Public Records) $5,000 Public Records
• 2000-05-16 Sold (Public Records) $20,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,269 · +10.0% YoY. Source: county tax records.