210 Offerson Rd #410 · Avon, CO 81620

$325,000

3 bd · 3.0 ba · 1,800 sqft · Condo · 11 Days on market

Built 1990 Good condition $699/mo HOA · 16% of rent

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Why this score? — see what drove the B- 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 +22.3/30.0
• 1% rule +8.6/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Fractional ownership. One week ownership over Thanksgiving. Beautifully done top floor 3 bedroom condo with vaulted ceilings. Thanksgiving week.

Key facts

• Ski-in access
• Underground parking
• Hot tub

Tags

• DEEDED OWNERSHIP
• SKI-IN ACCESS
• UNDERGROUND PARKING
• INDOOR POOL
• HOT TUB
• WORKOUT ROOM

Property features AI

Finance

• HOA & community: Association with annual fee; Annual association fee: 8390.0; Association covers common area maintenance, insurance, management, snow removal, taxes, and trash; Community amenities include a fitness center and pool; On-site management

Exterior

• Utilities: Cable available; Trash service; Snow removal
• Home design: Multi-family property
• Construction: Shake roof; Poured in place foundation
• Exterior features: Multi-family zoning

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Baseboard heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Microwave; Range; Refrigerator; Washer/Dryer listed (washer and dryer included); Furnished
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 8.3% vs local median 2.3% in Avon — 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 61/100 on livability (#220 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime D-, amenities 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).
• At $4,405/mo this rent would consume 51% of the median local household income ($103k/yr) (locally 744% 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 (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 $91k cash investment doubles in ~3 years — 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 26y 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 $10k; list at $325k implies a 3150% gain — meaningful room to come down on a strong offer.

Recommended offer $325,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.36% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 6.1

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: 22.6%
• Equity multiple: 2.55×
• Total profit: $140,775
• Equity at exit: $217,463

10-year hold

• IRR: 21.2%
• Equity multiple: 5.24×
• Total profit: $385,601
• Equity at exit: $406,244

Cash invested: $91,000 (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 81620

• Home prices YoY: 1.9%
• Active inventory: 448
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,405 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$699
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $535

Break-even live

Break-even rent $3,728

Max offer price $325,000

Occupancy floor 83%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $699 · $8,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-19
   days on market $325,000 Active 11 DOM
2. 2026-06-18
   days on market $325,000 Active 10 DOM
3. 2026-06-17
   days on market $325,000 Active 9 DOM
4. 2026-06-16
   days on market $325,000 Active 8 DOM
5. 2026-06-15
   days on market $325,000 Active 7 DOM
6. 2026-06-14
   days on market $325,000 Active 5 DOM
7. 2026-06-12
   days on market $325,000 Active 4 DOM
8. 2026-06-09
   remarks 380-char remark
9. 2026-06-09
   listed $325,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,862
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,229
• − Management: −$4,229
• − HOA: −$8,388
• − Depreciation: −$9,455
• Taxable income: $1,856
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $5,975/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

Good 80/100 Cosmetic rehab

This well-maintained, modern 3-bedroom/3-bath condo in the heart of Beaver Creek Village is move-in ready and offers ski-in access, front desk, concierge, and other amenities. The interior is in good condition with modern appliances and large windows, making it an ideal investment property.

Value-add opportunities

• Both update flooring in living room — hardwood flooring is more durable and aesthetically pleasing
• Both update kitchen cabinets — modern cabinets would enhance the overall look and functionality
• Both update bathroom vanity — modern vanity would enhance the overall look and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both update flooring in living room — hardwood flooring is more durable and aesthetically pleasing ↑
• Both update kitchen cabinets — modern cabinets would enhance the overall look and functionality ↑
• Both update bathroom vanity — modern vanity would enhance the overall look and functionality ↑

ⓘ 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: 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 — Avon

• Score: 61/100
• State rank: #220
• US rank: #17858

Category grades

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

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

+915.6% since first listed

13 events — show timeline

• 2026-06-08 Listed $325,000 VMLS
• 2020-10-06 Sold (MLS) $10,000 VMLS
• 2019-10-15 Listed $10,000 VMLS
• 2016-03-07 Listed $10,000 VMLS
• 2002-05-05 Sold (MLS) $60,000 VMLS
• 2002-03-16 Listed $65,000 VMLS
• 2002-03-14 Sold (MLS) $42,500 VMLS
• 2002-01-18 Sold (MLS) $36,000 VMLS
• 2001-12-19 Sold (MLS) $32,000 VMLS
• 2001-11-19 Listed $39,900 VMLS
• 2001-11-19 Listed $39,900 VMLS
• 2001-07-24 Listed $45,000 VMLS
• 2000-12-06 Listed $32,000 VMLS