415 E Dean St, Unit 29, Week 5 · Aspen, CO 81611

$220,000

3 bd · 3.5 ba · 2,321 sqft · Condo · 116 Days on market

Built 2005 Excellent condition $95/sqft · 56% above area $1074/mo HOA · 12% of rent ↓ 10% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• Schools +4.1/10.0
• Livability +3.3/5.0

Listing remarks MLS

2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool along with 2 hot tubs, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Unit 29 is often referred to as the best unit in the building. Enjoy beautiful views overlooking town to Red Mountain. The spacious condo (2,321 sq.ft.) is located on the third floor. Host a large group of friends and family with bedding for 8+ (see floor plan/bedding under documents tab). Enjoy winter week 5 every year together with additional float time per year. 2026 Fixed Week dates: Sat, January 31 to Sat, February 7. 2027 Fixed Week dates: Sat, January 30 to Sat, February 6. 2027 Float Week dates: Sat, September 4 to Sat, September 11.

Key facts

• Heated outdoor pool
• Fire pit
• Gym

Tags

• 2024 RENOVATIONS COMPLETED
• ASPEN MOUNTAIN RESIDENCES
• HEATED OUTDOOR POOL
• 2 HOT TUBS
• GYM
• FIRE PIT

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $5k ($55k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $220k).
• Recommended offer: $200k (9.0% 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 $9,103/mo this rent would consume 132% 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 $24k of equity ($2k loan paydown + $22k 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 $62k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Recommended offer $200,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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: 4.14% ✓
• Cap rate: 31.37%
• Cash-on-cash: 89.55%
• DSCR: 4.98
• GRM: 2.0

CMA / ARV

• ARV (median comp): $141,409
• List price: $220,000
• Delta: 55.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.49×
• Total profit: $461,510
• Equity at exit: $198,193

10-year hold

• IRR: —
• Equity multiple: 21.29×
• Total profit: $1,249,589
• Equity at exit: $427,412

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 81611

• Home prices YoY: 3.6%
• Rents YoY: 22.1%
• Active inventory: 324
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $9,103 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$1,074
• Vacancy / Maint / Mgmt: −$1,912
• Net cashflow: $4,597

Break-even live

Break-even rent $3,284

Max offer price $220,000

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,074 · $12,888/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-19
   days on market $220,000 Active 116 DOM
2. 2026-06-18
   days on market $220,000 Active 115 DOM
3. 2026-06-17
   days on market $220,000 Active 114 DOM
4. 2026-06-16
   days on market $220,000 Active 113 DOM
5. 2026-06-15
   days on market $220,000 Active 112 DOM
6. 2026-06-14
   days on market $220,000 Active 110 DOM
7. 2026-06-12
   days on market $220,000 Active 109 DOM
8. 2026-06-09
   days on market $220,000 Active 106 DOM
9. 2026-06-08
   days on market $220,000 Active 105 DOM
10. 2026-06-07
    days on market $220,000 Active 104 DOM
11. 2026-06-05
    days on market $220,000 Active 101 DOM
12. 2026-06-02
    days on market $220,000 Active 99 DOM
13. 2026-06-01
    days on market $220,000 Active 98 DOM
14. 2026-05-31
    days on market $220,000 Active 97 DOM
15. 2026-05-30
    days on market $220,000 Active 96 DOM
16. 2026-02-23
    listed $220,000 Active 1055-char remark

    Show marketing remark (1055 chars)

    2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool along with 2 hot tubs, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Unit 29 is often referred to as the best unit in the building. Enjoy beautiful views overlooking town to Red Mountain. The spacious condo (2,321 sq.ft.) is located on the third floor. Host a large group of friends and family with bedding for 8+ (see floor plan/bedding under documents tab). Enjoy winter week 5 every year together with additional float time per year. 2026 Fixed Week dates: Sat, January 31 to Sat, February 7. 2027 Fixed Week dates: Sat, January 30 to Sat, February 6. 2027 Float Week dates: Sat, September 4 to Sat, September 11.

17. 2024-07-30
    soldstatus $210,000 Closed 646-char remark

    Show marketing remark (646 chars)

    Prime summer week 29 - mid/late July in Aspen! The Aspen Mountain Residences offers outstanding service and amenities. Unit 29 is often referred to as the best unit in the building. Enjoy beautiful views overlooking town to Red Mountain. The spacious condo (2,321 sq.ft.) is located on the third floor. Host a large group of friends and family with bedding for 8+ (see floor plan/bedding under documents tab). Walk to restaurants, shopping, gondola and everything Aspen has to offer. Enjoy summer week 29 every year together with additional float time per year. 2024 dates: Sat, July 20 to Sat, July 27. 2025 dates: Sat, July 19 to Sat, July 27.

18. 2024-06-22
    status Pending 646-char remark

    Show marketing remark (646 chars)

    Prime summer week 29 - mid/late July in Aspen! The Aspen Mountain Residences offers outstanding service and amenities. Unit 29 is often referred to as the best unit in the building. Enjoy beautiful views overlooking town to Red Mountain. The spacious condo (2,321 sq.ft.) is located on the third floor. Host a large group of friends and family with bedding for 8+ (see floor plan/bedding under documents tab). Walk to restaurants, shopping, gondola and everything Aspen has to offer. Enjoy summer week 29 every year together with additional float time per year. 2024 dates: Sat, July 20 to Sat, July 27. 2025 dates: Sat, July 19 to Sat, July 27.

19. 2023-10-30
    listed $250,000 Active 646-char remark

    Show marketing remark (646 chars)

    Prime summer week 29 - mid/late July in Aspen! The Aspen Mountain Residences offers outstanding service and amenities. Unit 29 is often referred to as the best unit in the building. Enjoy beautiful views overlooking town to Red Mountain. The spacious condo (2,321 sq.ft.) is located on the third floor. Host a large group of friends and family with bedding for 8+ (see floor plan/bedding under documents tab). Walk to restaurants, shopping, gondola and everything Aspen has to offer. Enjoy summer week 29 every year together with additional float time per year. 2024 dates: Sat, July 20 to Sat, July 27. 2025 dates: Sat, July 19 to Sat, July 27.

20. 2022-08-10
    soldstatus $245,000 Closed
21. 2022-07-25
    status Pending
22. 2022-01-14
    soldstatus $720,000 Closed
23. 2021-07-07
    listed $245,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $109,236
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$8,739
• − Management: −$8,739
• − HOA: −$12,888
• − Depreciation: −$6,400
• Taxable income: $55,747
• Est. tax owed @ 24.0%: −$13,379
• After-tax cash flow: $41,785/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This well-maintained, recently renovated condo is move-in ready with stunning views and top-notch amenities.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both interior paint — refreshes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — refreshes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.2% since first listed

8 events — show timeline

• 2026-02-23 Listed $220,000 AGMLS
• 2024-07-30 Sold (MLS) $210,000 AGMLS
• 2024-06-22 Pending — AGMLS
• 2023-10-30 Listed $250,000 AGMLS
• 2022-08-10 Sold (MLS) $245,000 AGMLS
• 2022-07-25 Pending — AGMLS
• 2022-01-14 Sold (MLS) $720,000 AGMLS
• 2021-07-07 Listed $245,000 AGMLS