210 Offerson Unit 210-29 · Avon, CO 81620

$8,500

2 bd · 3.0 ba · 1,250 sqft · Condo · 162 Days on market

Built 1991 $137/mo HOA · 3% of rent

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The St. James Place is located in the heart of Beaver Creek Village and is just steps from the ski lifts, shopping, galleries, hiking and restaurants. Week 29 is prime summer week with all kinds of activities. Dates are July 18 to 25, 2026. Photos are stock photos.

Key facts

• Steps from ski lifts
• Steps from shopping
• Steps from galleries

Tags

• STEPS FROM SKI LIFTS
• STEPS FROM SHOPPING
• STEPS FROM GALLERIES
• STEPS FROM HIKING
• STEPS FROM RESTAURANTS

Property features AI

Finance

• Other: Community amenities: fitness center, golf, pool, shuttle service, tennis courts, on-site management
• HOA & community: Association with annual fee; Annual association fee of 1641.25; Association covers cable TV, common area maintenance, electricity, gas, heat, insurance, internet, management, sewer, snow removal, taxes, trash, and water; Association amenities include fitness center, front desk/on-site management, and shuttle service

Exterior

• Home design: Multi-family property
• Construction: Slate roof; Poured-in-place foundation
• Exterior features: Multi-family zoning

Interior

• Kitchen: Cooktop, Range, Range hood, Microwave, Dishwasher, Disposal, Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Marble flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Baseboard heating
• Interior features: Furnished unit; Cooktop, Range, Range hood, Microwave, Dishwasher, Disposal, Refrigerator; Washer (in unit)
• Laundry & utility: Washer (in unit)

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $8k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $8k).
• Recommended offer: $7k (12.0% below list) — sets the bar for market timing.
• Cap rate 439.7% 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).
• At $4,134/mo this rent would consume 48% of the median local household income ($103k/yr) (locally 744% 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 $623 of equity ($59 loan paydown + $564 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $7,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 48.63% ✓
• Cap rate: 439.67%
• Cash-on-cash: 1547.79%
• DSCR: 69.87
• GRM: 0.2

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: —
• Equity multiple: 84.38×
• Total profit: $198,440
• Equity at exit: $5,687

10-year hold

• IRR: —
• Equity multiple: 182.02×
• Total profit: $430,831
• Equity at exit: $10,625

Cash invested: $2,380 (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: 0.2×

Monthly cashflow live

• Estimated rent: $4,134 medium
• Mortgage (P&I): −$45
• Tax est. 1.5%: −$11 /mo · $128/yr
• Insurance: −$4
• HOA: −$137
• Vacancy / Maint / Mgmt: −$868
• Net cashflow: $3,070

Break-even live

Break-even rent $248

Max offer price $8,500

Occupancy floor 21%

Sensitivity live

Price	-10% $3,076	-5% $3,073	+0% $3,070	+5% $3,067	+10% $3,064
Rent	-10% $2,743	-5% $2,907	+0% $3,070	+5% $3,233	+10% $3,396
Rate	-1.0pp $3,074	-0.5pp $3,072	base $3,070	+0.5pp $3,068	+1.0pp $3,065

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $137 · $1,644/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $8,500 Active 162 DOM
2. 2026-06-18
   days on market $8,500 Active 161 DOM
3. 2026-06-17
   days on market $8,500 Active 160 DOM
4. 2026-06-16
   days on market $8,500 Active 159 DOM
5. 2026-06-15
   days on market $8,500 Active 158 DOM
6. 2026-06-14
   days on market $8,500 Active 156 DOM
7. 2026-06-12
   days on market $8,500 Active 155 DOM
8. 2026-06-09
   days on market $8,500 Active 152 DOM
9. 2026-06-08
   days on market $8,500 Active 151 DOM
10. 2026-06-07
    days on market $8,500 Active 150 DOM
11. 2026-06-05
    days on market $8,500 Active 147 DOM
12. 2026-06-03
    days on market $8,500 Active 146 DOM
13. 2026-06-02
    days on market $8,500 Active 145 DOM
14. 2026-06-01
    days on market $8,500 Active 144 DOM
15. 2026-05-31
    days on market $8,500 Active 143 DOM
16. 2026-05-30
    days on market $8,500 Active 142 DOM
17. 2026-05-07
    price $8,500
18. 2026-01-09
    price $3,500
19. 2026-01-08
    listed $8,000 Active
20. 2025-01-15
    listed $8,000 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 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: $49,603
• − Mortgage interest: −$476
• − Property taxes: −$128
• − Insurance: −$42
• − Repairs & maintenance: −$3,968
• − Management: −$3,968
• − HOA: −$1,644
• − Depreciation: −$247
• Taxable income: $39,129
• Est. tax owed @ 24.0%: −$9,391
• After-tax cash flow: $27,446/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

+6.2% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $8,500 VMLS
• 2026-01-09 Price Changed $3,500 VMLS
• 2026-01-08 Listed $8,000 VMLS
• 2025-01-15 Listed $8,000 VMLS