100 Bachelor Ridge Rd #3305 · Edwards, CO 81620

$119,000

3 bd · 3.5 ba · 1,973 sqft · Condo · 180 Days on market

Built 2002 $1641/mo HOA · 38% 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
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom residence next to The Ritz-Carlton, Bachelor Gulch offers slope views. Enjoy ski in/out access with 2 Ski Weeks/1 Summer Week, Daily Lift Tickets, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other locations. Winter Interest 1

Key facts

• Ski in out access
• Walk out patio
• 1,973 sq ft lot

Tags

• WALK OUT PATIO
• SKI IN OUT ACCESS
• BACHELOR GULCH CLUB MEMBERSHIP

Property features AI

Finance

• HOA & community: Has association; Annual association fee; Association covers club membership, common area maintenance, electricity, gas, management and taxes; Association amenities include a fitness center; Community amenities: fishing, golf, pool

Exterior

• Home design: Condominium / Unit
• Construction: Shake roof; Poured-in-place foundation
• Exterior features: Planned Unit Development zoning

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Marble floors; Wood floors
• Bathrooms: 3 full baths; 1 half bath
• Heating & cooling: Central air; Forced air heating; Natural gas heating; Radiant heating
• Interior features: Furnished; Washer/Dryer included; Range hood; Microwave
• Laundry & utility: Washer; Dryer; Washer/Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 0.4% in Edwards — 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 59/100 on livability (#268 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A, employment B+; Watch: schools D-, amenities F, commute 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 $4,321/mo this rent would consume 50% 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 $9k of equity ($823 loan paydown + $8k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 38% of rent.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 D-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. 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: 3.63% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.21%
• DSCR: 2.52
• GRM: 2.3

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: 43.8%
• Equity multiple: 3.89×
• Total profit: $96,268
• Equity at exit: $79,625

10-year hold

• IRR: 40.5%
• Equity multiple: 8.21×
• Total profit: $240,310
• Equity at exit: $148,748

Cash invested: $33,320 (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: 2.3×

Monthly cashflow live

• Estimated rent: $4,321 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,641
• Vacancy / Maint / Mgmt: −$907
• Net cashflow: $883

Break-even live

Break-even rent $3,202

Max offer price $119,000

Occupancy floor 75%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,641 · $19,692/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-19
   days on market $119,000 Active 180 DOM
2. 2026-06-18
   days on market $119,000 Active 179 DOM
3. 2026-06-17
   days on market $119,000 Active 178 DOM
4. 2026-06-16
   days on market $119,000 Active 177 DOM
5. 2026-06-15
   days on market $119,000 Active 176 DOM
6. 2026-06-14
   days on market $119,000 Active 174 DOM
7. 2026-06-12
   days on market $119,000 Active 173 DOM
8. 2026-06-09
   days on market $119,000 Active 170 DOM
9. 2026-06-08
   days on market $119,000 Active 169 DOM
10. 2026-06-07
    days on market $119,000 Active 168 DOM
11. 2026-06-05
    days on market $119,000 Active 165 DOM
12. 2026-06-03
    days on market $119,000 Active 164 DOM
13. 2026-06-02
    days on market $119,000 Active 163 DOM
14. 2026-06-01
    days on market $119,000 Active 162 DOM
15. 2026-05-31
    days on market $119,000 Active 161 DOM
16. 2026-05-30
    days on market $119,000 Active 160 DOM
17. 2026-05-23
    price $295,000 290-char remark

    Show marketing remark (290 chars)

    3 bedroom residence next to The Ritz-Carlton, Bachelor Gulch offers slope views. Enjoy ski in/out access with 2 Ski Weeks/1 Summer Week, Daily Lift Tickets, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other locations. Winter Interest 1

18. 2025-12-20
    listed $119,000 Active
19. 2025-10-22
    listed $220,000 Active 290-char remark

    Show marketing remark (290 chars)

    3 bedroom residence next to The Ritz-Carlton, Bachelor Gulch offers slope views. Enjoy ski in/out access with 2 Ski Weeks/1 Summer Week, Daily Lift Tickets, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other locations. Winter Interest 1

20. 2023-01-03
    price $150,000
21. 2023-01-03
    status Active
22. 2022-03-17
    listed $175,000 Active
23. 2018-01-17
    listed $195,500
24. 2017-01-31
    soldstatus $175,000
25. 2017-01-19
    listed $185,000
26. 2016-11-30
    listed $185,500
27. 2016-04-11
    listed $225,000
28. 2014-01-15
    listed $189,000
29. 2012-01-11
    listed $197,500
30. 2009-09-16
    soldstatus $207,500
31. 2009-08-19
    listed $230,000

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 13 d/yr ≥81°F today · 34 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: $51,848
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$1,392
• − Repairs & maintenance: −$4,148
• − Management: −$4,148
• − HOA: −$19,692
• − Depreciation: −$3,462
• Taxable income: $10,555
• Est. tax owed @ 24.0%: −$2,533
• After-tax cash flow: $8,068/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 — Edwards

• Score: 59/100
• State rank: #268
• US rank: #19899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Eagle County · 42,178 people
• City population: 10,965
• 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

+28.3% since first listed

15 events — show timeline

• 2026-05-23 Price Changed $295,000 VMLS
• 2025-12-20 Listed $119,000 VMLS
• 2025-10-22 Listed $220,000 VMLS
• 2023-01-03 Price Changed $150,000 VMLS
• 2023-01-03 Relisted — VMLS
• 2022-03-17 Listed $175,000 VMLS
• 2018-01-17 Listed $195,500 VMLS
• 2017-01-31 Sold (MLS) $175,000 VMLS
• 2017-01-19 Listed $185,000 VMLS
• 2016-11-30 Listed $185,500 VMLS
• 2016-04-11 Listed $225,000 VMLS
• 2014-01-15 Listed $189,000 VMLS
• 2012-01-11 Listed $197,500 VMLS
• 2009-09-16 Sold (MLS) $207,500 VMLS
• 2009-08-19 Listed $230,000 VMLS