500 S Frontage Rd #414 · Vail, CO 81657

$275,000

1 bd · 1.0 ba · 700 sqft · Condo · 32 Days on market

Built 1974 Fair condition $375/mo HOA · 15% of rent

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Why this score? — see what drove the D 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).

• Appreciation +9.4/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Tired of watching the clock on Sunday afternoon, dreading the crawl back to Denver after an epic weekend in the mountains? Own the month of March in Vail in this slopeside condominium with deeded partial ownership. Imagine skipping the traffic, the late-night drive, and the constant packing and unpacking-FOREVER! This is your chance to make the mountain lifestyle your everyday reality. Wake up where others vacation. Work remotely with world-class skiing right out your door via "gondola zero." Your shuttle ride from front door to on mountain is only 3 minutes. Leave your condo fully dressed to ski with tuned skis in hand, ready to tackle huge powder, chase first tracks, stack vertical feet, and enjoy the freedom to stay for the whole month of March! The owners ski 510,000 vertical feet in the month of March. This is more than most skiers get all season! This is ownership inside the I-70 corridor in the world renown Vail Village. Why spend your weekends commuting when you could spend them living? Owning in Vail means more time on the mountain, less stress, and the opportunity to let real estate appreciation work in your favor over time. Walking distance to the Vail Village and one deeded parking spot. Stop rushing home. Stay the whole month-or the rest of your life.

Key facts

• Shuttle ride
• World-class skiing
• Deeded parking spot

Tags

• SLOPESIDE CONDOMINIUM
• DEEDED PARTIAL OWNERSHIP
• WORLD-CLASS SKIING
• SHUTTLE RIDE
• DEEDED PARKING SPOT

Property features AI

Finance

• Other: Zoned for multi-family; Pets allowed only for owner
• HOA & community: Part of The Wren Association (professionally managed); Annual association fee; Association amenities include: pool, spa/hot tub, playground, trails, coin laundry, elevator(s), front desk/on-site check-in, parking, bike storage, business center, garden area, on-site management, shuttle availability, and more; Association covers cable TV, electricity, gas, heat, insurance, internet, grounds and structure maintenance (excluding roof), sewer, water, trash, recycling, snow removal

Exterior

• Parking: One parking space; One off-street space; Asphalt surface parking; Underground parking
• Security: Key card entry; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected (110V); Natural gas connected; Phone connected; Wired internet available; Cable available
• Home design: Condominium in a low-rise (1–3) building; Entry level: 4; One level; Unit faces southeast; Attached unit with 2+ common walls; Individually owned; Building name: The Wren; Updated/remodeled condition
• Construction: Frame construction; Concrete roof; Built as a low-rise structure
• Exterior features: Balcony; Covered deck; Barbecue area; Gas grill; Fire pit; Outdoor lighting; Playground; Spa/Hot tub; Outdoor pool; Elevator; On-site front desk/check-in; Garden area; Trails; Bike storage; Paved public road access; Stream on or near property; Mountainous setting; Near public transit; Near ski area

Interior

• Kitchen: Cooktop; Range; Oven; Microwave; Disposal; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating; Electric heating; Natural gas heating
• Interior features: Granite counters; High ceilings; High-speed internet; Kitchen island; Furnished; Living room fireplace
• Laundry & utility: Shared/common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $275k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (10.2% below list).
• Recommended offer: $228k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 0.5% in Vail — 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 71/100 on livability (#76 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime D-, cost of living F, health & safety 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.
• Zoned schools: Red Sandstone Elementary School (math 30% / reading 47%, grade F, #391 of 966 statewide, top 41%, 258 students, 20% FRL); Berry Creek Middle School (math 12% / reading 42%, grade F, #154 of 270 statewide, top 59%, 221 students, 51% FRL); Battle Mountain High School (math 29% / reading 57%, grade F, #152 of 381 statewide, top 40%, 904 students, 33% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 313 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 $26k of equity ($2k loan paydown + $24k appreciation (8.8% local appreciation)).
• Eagle County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,063 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.90% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.78
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.38×
• Total profit: $106,262
• Equity at exit: $223,147

10-year hold

• IRR: 16.9%
• Equity multiple: 5.23×
• Total profit: $325,384
• Equity at exit: $457,243

Cash invested: $77,000 (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 81657

• Home prices YoY: 1.8%
• Active inventory: 313
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,470 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$375
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-324

Break-even live

Break-even rent $2,880

Max offer price $228,063

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $275,000 Active 32 DOM
2. 2026-06-18
   days on market $275,000 Active 31 DOM
3. 2026-06-17
   days on market $275,000 Active 30 DOM
4. 2026-06-16
   days on market $275,000 Active 29 DOM
5. 2026-06-15
   days on market $275,000 Active 28 DOM
6. 2026-06-14
   days on market $275,000 Active 26 DOM
7. 2026-06-12
   days on market $275,000 Active 25 DOM
8. 2026-06-09
   days on market $275,000 Active 22 DOM
9. 2026-06-08
   days on market $275,000 Active 21 DOM
10. 2026-06-07
    days on market $275,000 Active 20 DOM
11. 2026-06-05
    days on market $275,000 Active 17 DOM
12. 2026-06-03
    days on market $275,000 Active 16 DOM
13. 2026-06-02
    days on market $275,000 Active 15 DOM
14. 2026-06-01
    days on market $275,000 Active 14 DOM
15. 2026-05-31
    days on market $275,000 Active 13 DOM
16. 2026-05-30
    days on market $275,000 Active 12 DOM
17. 2026-05-18
    listed $275,000 Active 1303-char remark

    Show marketing remark (1303 chars)

    Tired of watching the clock on Sunday afternoon, dreading the crawl back to Denver after an epic weekend in the mountains? Own the month of March in Vail in this slopeside condominium with deeded partial ownership. Imagine skipping the traffic, the late-night drive, and the constant packing and unpacking-FOREVER! This is your chance to make the mountain lifestyle your everyday reality. Wake up where others vacation. Work remotely with world-class skiing right out your door via "gondola zero." Your shuttle ride from front door to on mountain is only 3 minutes. Leave your condo fully dressed to ski with tuned skis in hand, ready to tackle huge powder, chase first tracks, stack vertical feet, and enjoy the freedom to stay for the whole month of March! The owners ski 510,000 vertical feet in the month of March. This is more than most skiers get all season! This is ownership inside the I-70 corridor in the world renown Vail Village. Why spend your weekends commuting when you could spend them living? Owning in Vail means more time on the mountain, less stress, and the opportunity to let real estate appreciation work in your favor over time. Walking distance to the Vail Village and one deeded parking spot. Stop rushing home. Stay the whole month-or the rest of your life.

18. 2026-05-18
    listed $275,000 Active 1303-char remark

    Show marketing remark (1303 chars)

    Tired of watching the clock on Sunday afternoon, dreading the crawl back to Denver after an epic weekend in the mountains? Own the month of March in Vail in this slopeside condominium with deeded partial ownership. Imagine skipping the traffic, the late-night drive, and the constant packing and unpacking-FOREVER! This is your chance to make the mountain lifestyle your everyday reality. Wake up where others vacation. Work remotely with world-class skiing right out your door via "gondola zero." Your shuttle ride from front door to on mountain is only 3 minutes. Leave your condo fully dressed to ski with tuned skis in hand, ready to tackle huge powder, chase first tracks, stack vertical feet, and enjoy the freedom to stay for the whole month of March! The owners ski 510,000 vertical feet in the month of March. This is more than most skiers get all season! This is ownership inside the I-70 corridor in the world renown Vail Village. Why spend your weekends commuting when you could spend them living? Owning in Vail means more time on the mountain, less stress, and the opportunity to let real estate appreciation work in your favor over time. Walking distance to the Vail Village and one deeded parking spot. Stop rushing home. Stay the whole month-or the rest of your life.

19. 2026-05-14
    listed $275,000 Active 2002-char remark

    Show marketing remark (2002 chars)

    Own the month of March in the Vail Village one of the most sought-after ski destinations in North America. This offering represents fractional, deeded ownership designed for skiers who value consistency, simplicity, and convenience. Unlike floating weeks or rotating accommodations, this ownership provides the month of March in the same residence, eliminating the need to move units during your stay. Ownership is deeded within the I-70 corridor, allowing for an automobile-free experience throughout your visit. A private on-demand shuttle, known as Gondola Zero, operates throughout the day and provides direct access to Gold Peak (Lift 6), next to ski school. Owners may choose first tracks or a relaxed schedule, with each member of the group able to access the mountain independently. Own one unit at 414 or all four side by side 700 sq ft each unit provides exceptional flexibility for families and guests. Each unit includes a full kitchen, primary bedroom, a full bathroom, a Murphy bed, vaulted ceilings, and an assigned parking space. The combined layout comfortably accommodates 16 to 24 occupants while offering privacy across four separate residences. 4 dedicated parking spaces are included. Owners depart fully dressed for skiing and board the private shuttle just steps from the residence, eliminating the need to drive, search for parking, or transport equipment. The complex features a pool, hot tubs, common laundry, and additional amenities designed to enhance extended stays.Bi-weekly housekeeping included. Located within walking distance of Vail Village shops, dining, and après-ski, the setting offers a true alpine village atmosphere. March is widely regarded as one of the best months for skiing in Vail, with strong snow conditions, longer daylight hours, and vibrant mountain energy. This rare fractional ownership delivers a repeatable, low-friction ski lifestyle--the same prime month, the same residences, and the same access year after year.

20. 2026-01-16
    listed $999,000 Active

ⓘ 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 5/10 Major
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,637
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − HOA: −$4,500
• − Depreciation: −$8,000
• Taxable loss: −$8,509
• Est. tax savings @ 24.0%: +$2,042
• After-tax cash flow: $-1,850/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

Fair 45/100 Moderate rehab

This slopeside condominium requires moderate repairs and maintenance to improve its condition and value. The property offers a unique ski-in/ski-out experience with deeded ownership and a private shuttle, making it an attractive investment opportunity.

Repairs flagged

• Minor kitchen backsplash — brick wall visible
• Minor bathroom vanity — black vanity
• Minor exterior siding — snow on ground

Value-add opportunities

• Both paint interior walls — improves appearance and value
• Both replace kitchen backsplash — enhances aesthetic and value
• Both replace bathroom vanity — enhances aesthetic and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · brick wall visible	Minor	$500–3,000
bathroom vanity · black vanity	Minor	$500–3,000
exterior siding · snow on ground	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — improves appearance and value ↑
• Both replace kitchen backsplash — enhances aesthetic and value ↑
• Both replace bathroom vanity — enhances aesthetic and 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: 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 — Vail

• Score: 71/100
• State rank: #76
• US rank: #7125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vail, CO
• County: Eagle County · 42,178 people
• City population: 4,835
• Metro: Edwards, CO
• Population (ZIP): 4,835
• Household income: $100,573
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 262.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Romanian 3% Lithuanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 88% English-only · Spanish 6% German/W. Germanic 2% French/Haitian/Cajun 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: ▲ 8.75%
• Current HPI: 485.2983
• 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

-72.5% since first listed

4 events — show timeline

• 2026-05-18 Listed $275,000 IRES
• 2026-05-18 Listed $275,000 REColorado as Distributed by MLS Grid
• 2026-05-14 Listed $275,000 VMLS
• 2026-01-16 Listed $999,000 VMLS