100 Bachelor Ridge Rd #3609 · Edwards, CO 81620

$105,000

2 bd · 2.5 ba · 1,507 sqft · Condo · 846 Days on market

Built 2002 $1486/mo HOA · 33% 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 +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

Slope view residence located next to The Ritz-Carlton, Bachelor Gulch, this two-bedroom residence offers 2 ski weeks/1 summer week. This luxury fractional ownership includes lift tickets, daily housekeeping, concierge service, year round storage, and use of The Ritz-Carlton, Bachelor Gulch Hotel and Spa. Enjoy other resort locations that you can trade to including Esperanza in Cabo or a villa in Tuscany. Interest 4 Pictures are a representation of a 2-bedroom residence.

Key facts

• 1,612 sq ft lot
• Built 2002
• Listed 845 days

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee (paid annually); Association includes club membership, common area maintenance, electricity, gas, management, taxes; Fitness center; Shuttle service

Exterior

• Construction: Asphalt roof; Poured in place foundation
• Exterior features: Planned unit development zoning

Interior

• Bedrooms: 2 bedrooms
• Flooring: Marble flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Radiant heating
• Interior features: Marble and wood flooring; Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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 $8k of equity ($726 loan paydown + $7k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 846 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $105k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 33% of rent.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 846 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: 4.27% ✓
• Cap rate: 21.47%
• Cash-on-cash: 54.21%
• DSCR: 3.41
• GRM: 2.0

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: 61.2%
• Equity multiple: 4.94×
• Total profit: $115,689
• Equity at exit: $70,257

10-year hold

• IRR: 57.8%
• Equity multiple: 10.47×
• Total profit: $278,509
• Equity at exit: $131,248

Cash invested: $29,400 (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: 2.0×

Monthly cashflow live

• Estimated rent: $4,481 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,486
• Vacancy / Maint / Mgmt: −$941
• Net cashflow: $1,262

Break-even live

Break-even rent $2,884

Max offer price $105,000

Occupancy floor 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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,486 · $17,832/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-19
   days on market $105,000 Active 846 DOM
2. 2026-06-18
   days on market $105,000 Active 845 DOM
3. 2026-06-17
   days on market $105,000 Active 844 DOM
4. 2026-06-16
   days on market $105,000 Active 843 DOM
5. 2026-06-15
   days on market $105,000 Active 842 DOM
6. 2026-06-14
   days on market $105,000 Active 840 DOM
7. 2026-06-12
   days on market $105,000 Active 839 DOM
8. 2026-06-09
   days on market $105,000 Active 836 DOM
9. 2026-06-08
   days on market $105,000 Active 835 DOM
10. 2026-06-07
    days on market $105,000 Active 834 DOM
11. 2026-06-05
    days on market $105,000 Active 831 DOM
12. 2026-06-03
    days on market $105,000 Active 830 DOM
13. 2026-06-02
    days on market $105,000 Active 829 DOM
14. 2026-06-01
    days on market $105,000 Active 828 DOM
15. 2026-05-31
    days on market $105,000 Active 827 DOM
16. 2026-05-30
    days on market $105,000 Active 826 DOM
17. 2026-02-20
    price $105,000
18. 2024-05-16
    price $45,000
19. 2024-02-24
    listed $130,000 Active
20. 2023-08-15
    listed $55,000 Active
21. 2022-08-08
    soldstatus $48,000 Closed 479-char remark

    Show marketing remark (479 chars)

    Slope view residence located next to The Ritz-Carlton, Bachelor Gulch, this two-bedroom residence offers 2 ski weeks/1 summer week. This luxury fractional ownership includes lift tickets, daily housekeeping, concierge service, year round storage, and use of The Ritz-Carlton, Bachelor Gulch Hotel and Spa. Enjoy other resort locations that you can trade to including Esperanza in Cabo or a villa in Tuscany. Interest 4 Pictures are a representation of a 2-bedroom residence.

22. 2022-07-20
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Slope view residence located next to The Ritz-Carlton, Bachelor Gulch, this two-bedroom residence offers 2 ski weeks/1 summer week. This luxury fractional ownership includes lift tickets, daily housekeeping, concierge service, year round storage, and use of The Ritz-Carlton, Bachelor Gulch Hotel and Spa. Enjoy other resort locations that you can trade to including Esperanza in Cabo or a villa in Tuscany. Interest 4 Pictures are a representation of a 2-bedroom residence.

23. 2022-07-20
    price $50,000 479-char remark

    Show marketing remark (479 chars)

    Slope view residence located next to The Ritz-Carlton, Bachelor Gulch, this two-bedroom residence offers 2 ski weeks/1 summer week. This luxury fractional ownership includes lift tickets, daily housekeeping, concierge service, year round storage, and use of The Ritz-Carlton, Bachelor Gulch Hotel and Spa. Enjoy other resort locations that you can trade to including Esperanza in Cabo or a villa in Tuscany. Interest 4 Pictures are a representation of a 2-bedroom residence.

24. 2022-07-19
    listed $130,000 Active 479-char remark

    Show marketing remark (479 chars)

    Slope view residence located next to The Ritz-Carlton, Bachelor Gulch, this two-bedroom residence offers 2 ski weeks/1 summer week. This luxury fractional ownership includes lift tickets, daily housekeeping, concierge service, year round storage, and use of The Ritz-Carlton, Bachelor Gulch Hotel and Spa. Enjoy other resort locations that you can trade to including Esperanza in Cabo or a villa in Tuscany. Interest 4 Pictures are a representation of a 2-bedroom residence.

25. 2022-05-02
    soldstatus $31,250
26. 2021-08-06
    soldstatus $66,000
27. 2021-05-26
    listed $39,000
28. 2020-09-30
    listed $65,000
29. 2018-07-27
    listed $79,000
30. 2013-12-03
    listed $135,000
31. 2006-11-21
    soldstatus $280,000
32. 2005-12-31
    listed $305,000

ⓘ 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: $53,769
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$1,322
• − Repairs & maintenance: −$4,301
• − Management: −$4,301
• − HOA: −$17,832
• − Depreciation: −$3,055
• Taxable income: $15,500
• Est. tax owed @ 24.0%: −$3,720
• After-tax cash flow: $11,420/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: 10,965
• 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

-65.6% since first listed

16 events — show timeline

• 2026-02-20 Price Changed $105,000 VMLS
• 2024-05-16 Price Changed $45,000 VMLS
• 2024-02-24 Listed $130,000 VMLS
• 2023-08-15 Listed $55,000 VMLS
• 2022-08-08 Sold (MLS) $48,000 VMLS
• 2022-07-20 Pending — VMLS
• 2022-07-20 Price Changed $50,000 VMLS
• 2022-07-19 Listed $130,000 VMLS
• 2022-05-02 Sold (MLS) $31,250 VMLS
• 2021-08-06 Sold (MLS) $66,000 VMLS
• 2021-05-26 Listed $39,000 VMLS
• 2020-09-30 Listed $65,000 VMLS
• 2018-07-27 Listed $79,000 VMLS
• 2013-12-03 Listed $135,000 VMLS
• 2006-11-21 Sold (MLS) $280,000 VMLS
• 2005-12-31 Listed $305,000 VMLS