415 E Dean St, Unit 30, Week 10 · Aspen, CO 81611

$260,000

3 bd · 3.0 ba · 1,925 sqft · Timeshare · 85 Days on market

Built 2005 $135/sqft · 66% above area $1074/mo HOA · 12% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy set prime Ski week in March, with ability to add additional float weeks. Located in the heart of downtown Aspen and recently refreshed in 2024; this residence features updated interiors including new furnishings, lighting, paint, carpet, and curated décor throughout. Ideally positioned at the base of Aspen Mountain, placing you steps from world-class dining, shopping, and vibrant nightlife. Take advantage of extra float weeks secured for 2026, including late May (Memorial Day), Oct week, and ski week in Jan 2027 (2nd - 9th). Owners enjoy an exceptional suite of amenities and services, including daily housekeeping, dedicated concierge and valet, heated outdoor pool with two hot tubs, fitness center, fire pit, on-site ski shop, additional storage, and complimentary e-bikes. Daily breakfast service further enhances this effortless vacation experience in one of the worlds best resorts.

Key facts

• $1,074 HOA
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $260k.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $260k).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#142 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, schools B+; Watch: amenities F, cost of living F, health & safety F.
• Aspen School District No. 1 In The County Of Pitkin And Sta (rural): math 36% / reading 56% proficiency, ranked #18 of 86 in CO (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+22.1%/yr); 324 active listings in the ZIP; solid renter incomes; 145 units permitted in Pitkin County in 2024 (89 in 5+ unit buildings).
• At $9,272/mo this rent would consume 135% of the median local household income ($83k/yr) (locally 566% 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Pitkin County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $73k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $215k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $244,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.57% ✓
• Cap rate: 26.85%
• Cash-on-cash: 73.42%
• DSCR: 4.27
• GRM: 2.3

CMA / ARV

• ARV (median comp): $156,997
• List price: $260,000
• Delta: 65.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 89.2%
• Equity multiple: 7.53×
• Total profit: $475,107
• Equity at exit: $234,229

10-year hold

• IRR: 85.7%
• Equity multiple: 18.84×
• Total profit: $1,298,998
• Equity at exit: $505,123

Cash invested: $72,800 (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 81611

• Home prices YoY: 3.6%
• Rents YoY: 22.1%
• Active inventory: 324
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $9,272 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$1,074
• Vacancy / Maint / Mgmt: −$1,947
• Net cashflow: $4,454

Break-even live

Break-even rent $3,634

Max offer price $260,000

Occupancy floor 47%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,074 · $12,888/yr
• Likely covers: poolgymdoorman

Listing history 37 events

1. 2026-06-19
   days on market $260,000 Active 85 DOM
2. 2026-06-18
   days on market $260,000 Active 84 DOM
3. 2026-06-17
   days on market $260,000 Active 83 DOM
4. 2026-06-16
   days on market $260,000 Active 82 DOM
5. 2026-06-15
   days on market $260,000 Active 81 DOM
6. 2026-06-14
   days on market $260,000 Active 79 DOM
7. 2026-06-12
   days on market $260,000 Active 78 DOM
8. 2026-06-09
   days on market $260,000 Active 75 DOM
9. 2026-06-08
   days on market $260,000 Active 74 DOM
10. 2026-06-07
    days on market $260,000 Active 73 DOM
11. 2026-06-05
    days on market $260,000 Active 70 DOM
12. 2026-06-02
    days on market $260,000 Active 68 DOM
13. 2026-06-01
    days on market $260,000 Active 67 DOM
14. 2026-05-31
    days on market $260,000 Active 66 DOM
15. 2026-05-30
    days on market $260,000 Active 65 DOM
16. 2026-03-23
    listed $260,000 Active 913-char remark

    Show marketing remark (913 chars)

    Enjoy set prime Ski week in March, with ability to add additional float weeks. Located in the heart of downtown Aspen and recently refreshed in 2024; this residence features updated interiors including new furnishings, lighting, paint, carpet, and curated décor throughout. Ideally positioned at the base of Aspen Mountain, placing you steps from world-class dining, shopping, and vibrant nightlife. Take advantage of extra float weeks secured for 2026, including late May (Memorial Day), Oct week, and ski week in Jan 2027 (2nd - 9th). Owners enjoy an exceptional suite of amenities and services, including daily housekeeping, dedicated concierge and valet, heated outdoor pool with two hot tubs, fitness center, fire pit, on-site ski shop, additional storage, and complimentary e-bikes. Daily breakfast service further enhances this effortless vacation experience in one of the worlds best resorts.

17. 2025-12-19
    soldstatus $215,000 Closed 907-char remark

    Show marketing remark (907 chars)

    2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool, hot tub, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Unit 30 is third floor unit with views overlooking town to Red Mountain. Features a patio/deck, cathedral ceilings, multiple fireplaces, and multiple lock-offs. 2026 Fixed Dates: Sat, February 28 to Sat, March 7. 2026 Float Weeks: Sat, May 30 to Sat, June 6 and Sat, November 7 to Sat, November 14. 1/20th interest - includes fixed week and float week every year and additional float week every other year.

18. 2025-11-19
    status Pending 907-char remark

    Show marketing remark (907 chars)

    2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool, hot tub, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Unit 30 is third floor unit with views overlooking town to Red Mountain. Features a patio/deck, cathedral ceilings, multiple fireplaces, and multiple lock-offs. 2026 Fixed Dates: Sat, February 28 to Sat, March 7. 2026 Float Weeks: Sat, May 30 to Sat, June 6 and Sat, November 7 to Sat, November 14. 1/20th interest - includes fixed week and float week every year and additional float week every other year.

19. 2025-10-10
    soldstatus $450,000 Closed

    Show marketing remark (907 chars)

    2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool, hot tub, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Unit 30 is third floor unit with views overlooking town to Red Mountain. Features a patio/deck, cathedral ceilings, multiple fireplaces, and multiple lock-offs. 2026 Fixed Dates: Sat, February 28 to Sat, March 7. 2026 Float Weeks: Sat, May 30 to Sat, June 6 and Sat, November 7 to Sat, November 14. 1/20th interest - includes fixed week and float week every year and additional float week every other year.

20. 2025-10-10
    listed $225,000 Active 907-char remark

    Show marketing remark (907 chars)

    2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool, hot tub, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Unit 30 is third floor unit with views overlooking town to Red Mountain. Features a patio/deck, cathedral ceilings, multiple fireplaces, and multiple lock-offs. 2026 Fixed Dates: Sat, February 28 to Sat, March 7. 2026 Float Weeks: Sat, May 30 to Sat, June 6 and Sat, November 7 to Sat, November 14. 1/20th interest - includes fixed week and float week every year and additional float week every other year.

21. 2025-09-19
    status Pending
22. 2025-08-25
    listed $470,000 Active
23. 2025-03-27
    soldstatus $200,000 Closed
24. 2025-02-26
    status Pending
25. 2024-09-04
    price $210,000
26. 2024-08-08
    listed $220,000 Active
27. 2024-03-20
    soldstatus $205,000 Closed
28. 2024-03-13
    status Pending
29. 2023-12-19
    soldstatus $185,840 Closed
30. 2023-12-08
    listed $249,500 Active
31. 2023-11-28
    listed $185,840 Active
32. 2021-08-10
    soldstatus $115,000
33. 2020-10-28
    soldstatus $132,500
34. 2015-04-27
    soldstatus $179,000
35. 2015-03-26
    soldstatus $175,000
36. 2013-10-25
    soldstatus $45,000
37. 2012-07-05
    soldstatus $150,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥76°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $111,269
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$8,901
• − Management: −$8,901
• − HOA: −$12,888
• − Depreciation: −$7,564
• Taxable income: $53,250
• Est. tax owed @ 24.0%: −$12,780
• After-tax cash flow: $40,673/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: Aspen School District No. 1 In The County Of Pitkin And Sta
• NCES district ID: 0802280
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $66,694
• Composite: 40.98/100
• National rank: #3595
• State rank: #18 of 86 in CO

Livability — Aspen

• Score: 66/100
• State rank: #142
• US rank: #11780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aspen, CO
• County: Pitkin County · 9,068 people
• City population: 9,068
• Metro: Glenwood Springs, CO
• Population (ZIP): 9,068
• Household income: $82,664
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 566.0

Population outlook (Pitkin County) Hauer SSP2

• Today (2025): 20,121 people
• By 2030: 21,110 · +4.9%
• By 2040: 22,707 · +12.9%
• By 2050: 24,105 · +19.8%
• By 2075: 27,933 · +38.8%
• By 2100: 30,018 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Salvadoran 4%
• Common ancestry: Slovak 3% Iranian 3% Romanian 3%
• Foreign-born: 15% · Canada, Dominican Republic, China
• Languages at home: 82% English-only · Spanish 9% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Pitkin

• 2024 margin: Solid D (+44.2) · D 71.0% · R 26.8% · Other 2.2%
• 2008→2024 swing: -4.6pp toward R · 2008: 48.8pp · 2024: 44.2pp
• All cycles: 2024: D+44.2 2020: D+51.9 2016: D+45.4 2012: D+37.9 2008: D+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.97%
• Current HPI: 370.9593
• Rent YoY: ▲ 22.07%
• Metro: Glenwood Springs, 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

+73.3% since first listed

22 events — show timeline

• 2026-03-23 Listed $260,000 AGMLS
• 2025-12-19 Sold (MLS) $215,000 AGMLS
• 2025-11-19 Pending — AGMLS
• 2025-10-10 Listed $225,000 AGMLS
• 2025-10-10 Sold (MLS) $450,000 AGMLS
• 2025-09-19 Pending — AGMLS
• 2025-08-25 Listed $470,000 AGMLS
• 2025-03-27 Sold (MLS) $200,000 AGMLS
• 2025-02-26 Pending — AGMLS
• 2024-09-04 Price Changed $210,000 AGMLS
• 2024-08-08 Listed $220,000 AGMLS
• 2024-03-20 Sold (MLS) $205,000 AGMLS
• 2024-03-13 Pending — AGMLS
• 2023-12-19 Sold (MLS) $185,840 AGMLS
• 2023-12-08 Listed $249,500 AGMLS
• 2023-11-28 Listed $185,840 AGMLS
• 2021-08-10 Sold (MLS) $115,000 AGMLS
• 2020-10-28 Sold (MLS) $132,500 AGMLS
• 2015-04-27 Sold (MLS) $179,000 AGMLS
• 2015-03-26 Sold (MLS) $175,000 AGMLS
• 2013-10-25 Sold (MLS) $45,000 AGMLS
• 2012-07-05 Sold (MLS) $150,000 AGMLS