315 E Dean St Unit B62 · Aspen, CO 81611

$425,000

2 bd · 2.0 ba · 1,473 sqft · Condo public records · 160 Days on market

Built 2004 $1833/mo HOA · 22% 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 +29.8/30.0
• 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

Experience the epitome of elegance and modern luxury at the St Regis Residence club. This 2 bedroom 2.5 bath winter premier membership offers 3 prime ski weeks and i mid season week every year on a rotational basis . Weeks for the current season have all been accounted for. Buyer will have the privilege of picking there own weeks and dates for the upcoming 2026 | 2027 ski season Experience the finest amenities designed for indulgence and relaxation whether it is the on site RAKxa spa & wellness center or the Snow lodge live concerts. The St Regis also offers heated outdoor pool & hot tubs, in town transportation, dedicated concierge, owners storage, dining options, room service, lobby lounge, valet parking and twice a day housekeeping creating an unparalleled living experience. St Regis Residence club Aspen has reciprocity with St Regis NYC and offers travel privileges through all hotels under the Marriot umbrella.

Key facts

• Hot tubs
• Heated outdoor pool
• Dining options

Tags

• HEATED OUTDOOR POOL
• HOT TUBS
• IN TOWN TRANSPORTATION
• DEDICATED CONCIERGE
• OWNERS STORAGE
• DINING OPTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $425k).
• Recommended offer: $374k (12.0% 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 $8,282/mo this rent would consume 120% 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 $45k of equity ($3k loan paydown + $42k 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 $119k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 2 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 $250k; list at $425k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $374,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.95% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 39.7%
• Equity multiple: 4.16×
• Total profit: $375,971
• Equity at exit: $382,874

10-year hold

• IRR: 36.9%
• Equity multiple: 10.58×
• Total profit: $1,140,212
• Equity at exit: $825,682

Cash invested: $119,000 (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 81611

• Home prices YoY: 3.6%
• Rents YoY: 22.1%
• Active inventory: 324
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $8,282 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$744 /mo · $8,924/yr
• Insurance: −$177
• HOA: −$1,833
• Vacancy / Maint / Mgmt: −$1,739
• Net cashflow: $1,560

Break-even live

Break-even rent $6,307

Max offer price $425,000

Occupancy floor 76%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,833 · $21,996/yr
• Likely covers: pooldoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-19
   days on market $425,000 Active 160 DOM
2. 2026-06-18
   days on market $425,000 Active 159 DOM
3. 2026-06-17
   days on market $425,000 Active 158 DOM
4. 2026-06-16
   days on market $425,000 Active 157 DOM
5. 2026-06-15
   days on market $425,000 Active 156 DOM
6. 2026-06-14
   days on market $425,000 Active 154 DOM
7. 2026-06-12
   days on market $425,000 Active 153 DOM
8. 2026-06-09
   days on market $425,000 Active 150 DOM
9. 2026-06-08
   days on market $425,000 Active 149 DOM
10. 2026-06-07
    days on market $425,000 Active 148 DOM
11. 2026-06-05
    days on market $425,000 Active 145 DOM
12. 2026-06-02
    days on market $425,000 Active 143 DOM
13. 2026-06-01
    days on market $425,000 Active 142 DOM
14. 2026-05-31
    days on market $425,000 Active 141 DOM
15. 2026-05-30
    days on market $425,000 Active 140 DOM
16. 2025-01-02
    listed $425,000 Active 949-char remark

    Show marketing remark (949 chars)

    Experience the epitome of elegance and modern luxury at the St Regis Residence club. This 2 bedroom 2.5 bath winter premier membership offers 3 prime ski weeks and i mid season week every year on a rotational basis . Weeks for the current season have all been accounted for. Buyer will have the privilege of picking there own weeks and dates for the upcoming 2026 | 2027 ski season Experience the finest amenities designed for indulgence and relaxation whether it is the on site RAKxa spa & wellness center or the Snow lodge live concerts. The St Regis also offers heated outdoor pool & hot tubs, in town transportation, dedicated concierge, owners storage, dining options, room service, lobby lounge, valet parking and twice a day housekeeping creating an unparalleled living experience. St Regis Residence club Aspen has reciprocity with St Regis NYC and offers travel privileges through all hotels under the Marriot umbrella.

17. 2023-03-30
    soldstatus $250,000 Closed 248-char remark

    Show marketing remark (248 chars)

    Enjoy this winter premier 2 bedroom 2.5 that offers you 3 prime winter ski weeks and one mid - season week every year . All residences have just been refurbished. Purchase now and you will have the ability to choose your own weeks for the 2022

18. 2023-02-08
    status Pending 248-char remark

    Show marketing remark (248 chars)

    Enjoy this winter premier 2 bedroom 2.5 that offers you 3 prime winter ski weeks and one mid - season week every year . All residences have just been refurbished. Purchase now and you will have the ability to choose your own weeks for the 2022

19. 2023-01-15
    listed $275,000 Active 248-char remark

    Show marketing remark (248 chars)

    Enjoy this winter premier 2 bedroom 2.5 that offers you 3 prime winter ski weeks and one mid - season week every year . All residences have just been refurbished. Purchase now and you will have the ability to choose your own weeks for the 2022

20. 2021-05-11
    soldstatus $185,000
21. 2019-06-10
    soldstatus $190,000
22. 2019-06-07
    soldstatus $190,000
23. 2019-04-15
    soldstatus $199,000
24. 2019-01-29
    soldstatus $205,000
25. 2019-01-29
    soldstatus $205,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $8,924 · $744/mo
• Projected year-2 tax: $8,924 · $744/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $99,379
• − Mortgage interest: −$23,807
• − Property taxes: −$8,924
• − Insurance: −$2,125
• − Repairs & maintenance: −$7,950
• − Management: −$7,950
• − HOA: −$21,996
• − Depreciation: −$12,364
• Taxable income: $14,264
• Est. tax owed @ 24.0%: −$3,423
• After-tax cash flow: $15,297/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

+107.3% since first listed

10 events — show timeline

• 2025-01-02 Listed $425,000 AGMLS
• 2023-03-30 Sold (MLS) $250,000 AGMLS
• 2023-02-08 Pending — AGMLS
• 2023-01-15 Listed $275,000 AGMLS
• 2021-05-11 Sold (MLS) $185,000 AGMLS
• 2019-06-10 Sold (Public Records) $190,000 Public Records
• 2019-06-07 Sold (MLS) $190,000 AGMLS
• 2019-04-15 Sold (MLS) $199,000 AGMLS
• 2019-01-29 Sold (Public Records) $205,000 Public Records
• 2019-01-29 Sold (MLS) $205,000 AGMLS

Property tax history

+3.3%/yr

Latest (2025): $8,924 · +1.9% YoY. Source: county tax records.