100 Bachelor Rdg #3312 · Edwards, CO 81620

$85,000

2 bd · 2.5 ba · 1,570 sqft · Condo · 86 Days on market

Built 2002 Excellent condition $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
• Condition / age +4.8/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Nice 2-bedroom residence in Bachelor Gulch. Enjoy ski in/out access with 2 Ski Weeks/1 Summer Week next to the award winning Ritz-Carlton, Bachelor Gulch. As part of ownership you get Lift Tickets, Daily Housekeeping, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Property was renovated in May of 2022. Use of other locations worldwide. Winter Interest 1

Key facts

• Renovated
• Ski in out access
• 1,612 sq ft lot

Tags

• SKI IN OUT ACCESS
• RENOVATED

Property features AI

Finance

• HOA & community: Annual HOA with club membership, common area maintenance, electricity, gas, management and taxes included; Annual HOA fee of 17,834.26; Community amenities include fishing, golf, pool and a fitness center; Has association

Exterior

• Construction: Shake roof; Poured in place foundation
• Exterior features: Planned Unit Development zoning

Interior

• Bedrooms: 2 bedrooms
• Flooring: Marble; Wood
• 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 unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $85k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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 $6k of equity ($588 loan paydown + $6k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 86 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 14 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 $29k; list at $85k implies a 193% 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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: 5.34% ✓
• Cap rate: 27.63%
• Cash-on-cash: 76.22%
• DSCR: 4.39
• GRM: 1.6

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: 80.9%
• Equity multiple: 6.08×
• Total profit: $120,843
• Equity at exit: $56,875

10-year hold

• IRR: 77.9%
• Equity multiple: 12.96×
• Total profit: $284,690
• Equity at exit: $106,248

Cash invested: $23,800 (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: 1.6×

Monthly cashflow live

• Estimated rent: $4,538 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,486
• Vacancy / Maint / Mgmt: −$953
• Net cashflow: $1,445

Break-even live

Break-even rent $2,709

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,504	-5% $1,475	+0% $1,445	+5% $1,416	+10% $1,386
Rent	-10% $1,087	-5% $1,266	+0% $1,445	+5% $1,624	+10% $1,804
Rate	-1.0pp $1,488	-0.5pp $1,467	base $1,445	+0.5pp $1,423	+1.0pp $1,401

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 32 events

1. 2026-06-19
   days on market $85,000 Active 86 DOM
2. 2026-06-18
   days on market $85,000 Active 85 DOM
3. 2026-06-17
   days on market $85,000 Active 84 DOM
4. 2026-06-16
   days on market $85,000 Active 83 DOM
5. 2026-06-15
   days on market $85,000 Active 82 DOM
6. 2026-06-14
   days on market $85,000 Active 80 DOM
7. 2026-06-12
   days on market $85,000 Active 79 DOM
8. 2026-06-09
   days on market $85,000 Active 76 DOM
9. 2026-06-08
   days on market $85,000 Active 75 DOM
10. 2026-06-07
    days on market $85,000 Active 74 DOM
11. 2026-06-05
    days on market $85,000 Active 71 DOM
12. 2026-06-03
    days on market $85,000 Active 70 DOM
13. 2026-06-02
    days on market $85,000 Active 69 DOM
14. 2026-06-01
    days on market $85,000 Active 68 DOM
15. 2026-05-31
    days on market $85,000 Active 67 DOM
16. 2026-05-30
    days on market $85,000 Active 66 DOM
17. 2026-03-24
    listed $85,000 Active
18. 2024-10-09
    listed $105,000 Active
19. 2024-03-02
    price $95,000
20. 2023-07-21
    listed $120,000 Active
21. 2021-07-29
    listed $69,000
22. 2021-07-16
    soldstatus $29,000
23. 2021-01-03
    listed $30,000
24. 2019-02-28
    listed $110,000
25. 2018-12-19
    listed $69,000
26. 2018-02-01
    listed $110,000
27. 2017-11-15
    listed $78,000
28. 2017-05-03
    listed $99,000
29. 2016-06-24
    listed $128,000
30. 2016-01-29
    listed $115,000
31. 2007-04-14
    listed $235,000
32. 2006-07-28
    listed $263,000

ⓘ 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: $54,457
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,222
• − Repairs & maintenance: −$4,357
• − Management: −$4,357
• − HOA: −$17,832
• − Depreciation: −$2,473
• Taxable income: $18,180
• Est. tax owed @ 24.0%: −$4,363
• After-tax cash flow: $12,979/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, ski-in/ski-out condo in Bachelor Gulch offers a luxurious and convenient lifestyle with included amenities and ski passes.

Value-add opportunities

• Both Ski-in/ski-out access — Convenient for winter sports enthusiasts
• Both Weekly ski passes included — Reduces cost for owners
• Both Daily housekeeping included — Enhances convenience and cleanliness
• Both Access to Ritz-Carlton amenities — Luxurious amenities for owners
• Both Golf club discounts included — Saves money on golf outings
• Both Bachelor Gulch Club membership included — Access to exclusive club benefits

Renovation cost estimate screening

Value-add ROI direction

• Both Ski-in/ski-out access — Convenient for winter sports enthusiasts ↑
• Both Weekly ski passes included — Reduces cost for owners ↑
• Both Daily housekeeping included — Enhances convenience and cleanliness ↑
• Both Access to Ritz-Carlton amenities — Luxurious amenities for owners ↑
• Both Golf club discounts included — Saves money on golf outings ↑
• Both Bachelor Gulch Club membership included — Access to exclusive club benefits ↑

ⓘ 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 — 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

-67.7% since first listed

16 events — show timeline

• 2026-03-24 Listed $85,000 VMLS
• 2024-10-09 Listed $105,000 VMLS
• 2024-03-02 Price Changed $95,000 VMLS
• 2023-07-21 Listed $120,000 VMLS
• 2021-07-29 Listed $69,000 VMLS
• 2021-07-16 Sold (MLS) $29,000 VMLS
• 2021-01-03 Listed $30,000 VMLS
• 2019-02-28 Listed $110,000 VMLS
• 2018-12-19 Listed $69,000 VMLS
• 2018-02-01 Listed $110,000 VMLS
• 2017-11-15 Listed $78,000 VMLS
• 2017-05-03 Listed $99,000 VMLS
• 2016-06-24 Listed $128,000 VMLS
• 2016-01-29 Listed $115,000 VMLS
• 2007-04-14 Listed $235,000 VMLS
• 2006-07-28 Listed $263,000 VMLS