500 S Frontage Rd #414

Vail, CO 81657

$275,000D

1 bd · 1.0 ba · 700 sqft · Built 1974 · Condo · Active · 32 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,470/mo
• Mortgage (P&I): −$1,442
• Tax + insurance: −$458
• HOA: −$375
• Vac / Maint / Mgmt: −$519
• Net cashflow: $-324/mo
• Annual: $-3,892/yr
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.78
• 1% rule: 0.90%
• Cash to close: $77,000

Investor read

• This is a 1-bed/1.0-bath condo listed at $275k. Condition is rated fair.
• 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).
• It's been on market 32 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $228k (17.1% below list) — sets the bar for cash-flow.
• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (8.8% local appreciation)).
• 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).
• Eagle County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• 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?
• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?

Repairs flagged (vision-AI assessment)

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