100 E Thomas #3051 · Avon, CO 81620

$225,000

2 bd · 2.0 ba · 1,419 sqft · Condo public records · 472 Days on market

Built 1989 $653/mo HOA · 15% of rent

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Why this score? — see what drove the B+ 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 +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Why rent when you can own this 1/20th deeded fractional share for week 5 plus 10 floating days. Located inside the Park Hyatt Resort & Spa, this two-bedroom three-bath condo ownership includes all Hyatt Residence Club and Hyatt hotel exchange privileges when purchased through an Authorized Reseller

Key facts

• Ski mountain views
• Hot tub
• Village views

Tags

• CONCIERGE SERVICES
• SKI VALET SERVICES
• HOT TUB
• FIRE-PIT
• VILLAGE VIEWS
• SKI MOUNTAIN VIEWS

Property features AI

Finance

• Other:
• Financial info: Has association
• HOA & community: Annual association fee; Association fee includes cable TV, electricity, heat, insurance, management, sewer, snow removal, telephone, trash, and water; On-site management; Fitness center; Pool; Shuttle service; Front desk

Exterior

• Parking:
• Security:
• Utilities: Cable available; Sewer available
• Home design: Condominium / Multi-family property
• Construction: Slate roof; Poured-in-place foundation
• Exterior features: Multi-family zoning

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Marble; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Baseboard heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Dryer; Microwave; Range; Range hood; Refrigerator; Washer/Dryer; Furnished
• Laundry & utility: Washer and dryer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 2.3% in Avon — 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 61/100 on livability (#220 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime D-, amenities 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 $16k of equity ($2k loan paydown + $15k 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 $63k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 472 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $75k; list at $225k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 472 days. Have you received any prior offers? Is the seller open to a 12% 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 F-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. 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?
9. 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.
10. 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.
11. 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: 1.98% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.86%
• DSCR: 2.11
• GRM: 4.2

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: 36.4%
• Equity multiple: 3.43×
• Total profit: $152,932
• Equity at exit: $150,551

10-year hold

• IRR: 33.4%
• Equity multiple: 7.15×
• Total profit: $387,148
• Equity at exit: $281,246

Cash invested: $63,000 (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 81620

• Home prices YoY: 1.9%
• Active inventory: 448
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $4,447 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$653
• Vacancy / Maint / Mgmt: −$934
• Net cashflow: $1,239

Break-even live

Break-even rent $2,879

Max offer price $225,000

Occupancy floor 67%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $653 · $7,836/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-19
   days on market $225,000 Active 472 DOM
2. 2026-06-18
   days on market $225,000 Active 471 DOM
3. 2026-06-17
   days on market $225,000 Active 470 DOM
4. 2026-06-16
   days on market $225,000 Active 469 DOM
5. 2026-06-15
   days on market $225,000 Active 468 DOM
6. 2026-06-14
   days on market $225,000 Active 466 DOM
7. 2026-06-12
   days on market $225,000 Active 465 DOM
8. 2026-06-09
   days on market $225,000 Active 462 DOM
9. 2026-06-08
   days on market $225,000 Active 461 DOM
10. 2026-06-07
    days on market $225,000 Active 460 DOM
11. 2026-06-05
    days on market $225,000 Active 457 DOM
12. 2026-06-03
    days on market $225,000 Active 456 DOM
13. 2026-06-02
    days on market $225,000 Active 455 DOM
14. 2026-06-01
    days on market $225,000 Active 454 DOM
15. 2026-05-31
    days on market $225,000 Active 453 DOM
16. 2026-05-30
    days on market $225,000 Active 452 DOM
17. 2025-03-04
    listed $225,000 Active
18. 2024-12-31
    listed $78,000 Active 304-char remark

    Show marketing remark (304 chars)

    Why rent when you can own this 1/20th deeded fractional share for week 5 plus 10 floating days. Located inside the Park Hyatt Resort & Spa, this two-bedroom three-bath condo ownership includes all Hyatt Residence Club and Hyatt hotel exchange privileges when purchased through an Authorized Reseller

19. 2021-04-16
    soldstatus $75,000
20. 2018-03-09
    soldstatus $70,000
21. 2017-06-21
    soldstatus $37,000
22. 2010-09-03
    soldstatus $97,500
23. 2008-03-24
    soldstatus $325,000
24. 2008-03-17
    soldstatus $150,300
25. 2008-03-14
    soldstatus $135,000

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,365
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,922
• − Repairs & maintenance: −$4,269
• − Management: −$4,269
• − HOA: −$7,836
• − Depreciation: −$6,545
• Taxable income: $12,544
• Est. tax owed @ 24.0%: −$3,011
• After-tax cash flow: $11,855/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: 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 — Avon

• Score: 61/100
• State rank: #220
• US rank: #17858

Category grades

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

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

+66.7% since first listed

9 events — show timeline

• 2025-03-04 Listed $225,000 VMLS
• 2024-12-31 Listed $78,000 VMLS
• 2021-04-16 Sold (Public Records) $75,000 Public Records
• 2018-03-09 Sold (Public Records) $70,000 Public Records
• 2017-06-21 Sold (Public Records) $37,000 Public Records
• 2010-09-03 Sold (Public Records) $97,500 Public Records
• 2008-03-24 Sold (Public Records) $325,000 Public Records
• 2008-03-17 Sold (Public Records) $150,300 Public Records
• 2008-03-14 Sold (Public Records) $135,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $12,619 · +15.1% YoY. Source: county tax records.