242 E Meadow Dr Unit 202-5 · Vail, CO 81657

$265,000

2 bd · 2.0 ba · 1,206 sqft · Condo · 100 Days on market

Built 1998 $1271/mo HOA · 40% of rent

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Why this score? — see what drove the D 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).

• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Cash flow +5.0/30.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Discover Vail's best kept secret. Two Bedroom Membership Includes 2 Weeks In The Winter, Two Weeks In The Summer, And One Floating Week Plus Space Available. Gorsuch Ski Storage, Breakfast, Concierge, & Housekeeping, Gravity Haus - come and see! Priority Group D. Upcoming winter weeks are: 12/26-1/2/22 and 1/2-1/8/22! MEMBERS MAKE NEW RESERVATIONS EVERY YEAR. Two summer weeks will be added March 2022 and space available reservations. Trade your week in Third Home and travel to other first class destinations!

Key facts

• Remodeled
• Concierge
• Hot tub

Tags

• REMODELED
• VIEWS IN VAIL VILLAGE
• CONCIERGE
• SWIMMING POOL
• HOT TUB
• DAILY HOUSEKEEPING

Property features AI

Finance

• HOA & community: Association dues paid quarterly; Association amenities include fitness center, front desk, on-site management, pool, spa/hot tub; Community features include fishing, golf, near public transit, trails

Exterior

• Home design: Condominium / Unit
• Construction: Poured in place foundation; Roof: see remarks
• Exterior features: Waterfront; Community trails

Interior

• Kitchen: Built-in electric oven; Cooktop; Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Radiant floor heating; Ceiling fan(s) for cooling
• Interior features: Fireplace; Furnished unit
• Laundry & utility: Washer; Dryer; Washer/Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-687 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (37.5% below list).
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $166k (37.5% below list) — sets the bar for cash-flow.
• Cap rate 3.5% vs local median 0.5% in Vail — 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 71/100 on livability (#76 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime D-, cost of living F, health & safety 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: 313 active listings in the ZIP; solid renter incomes; 387 units permitted in Eagle County in 2024 (256 in 5+ unit buildings).
• This rent runs 37% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (8.8% local appreciation)).
• Eagle County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $190k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 40% of rent.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,611 (37.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.19% ✓
• Cap rate: 3.48%
• Cash-on-cash: -10.03%
• DSCR: 0.55
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 2.07×
• Total profit: $79,171
• Equity at exit: $215,032

10-year hold

• IRR: 13.9%
• Equity multiple: 4.57×
• Total profit: $265,114
• Equity at exit: $440,616

Cash invested: $74,200 (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 81657

• Home prices YoY: 1.8%
• Active inventory: 313
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,142 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,271
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-687

Break-even live

Break-even rent $4,011

Max offer price $165,611

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,271 · $15,252/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-19
   days on market $265,000 Active 100 DOM
2. 2026-06-18
   days on market $265,000 Active 99 DOM
3. 2026-06-17
   days on market $265,000 Active 98 DOM
4. 2026-06-16
   days on market $265,000 Active 97 DOM
5. 2026-06-15
   days on market $265,000 Active 96 DOM
6. 2026-06-14
   days on market $265,000 Active 94 DOM
7. 2026-06-12
   days on market $265,000 Active 93 DOM
8. 2026-06-09
   days on market $265,000 Active 90 DOM
9. 2026-06-08
   days on market $265,000 Active 89 DOM
10. 2026-06-07
    days on market $265,000 Active 88 DOM
11. 2026-06-05
    days on market $265,000 Active 85 DOM
12. 2026-06-03
    days on market $265,000 Active 84 DOM
13. 2026-06-02
    days on market $265,000 Active 83 DOM
14. 2026-06-01
    days on market $265,000 Active 82 DOM
15. 2026-05-31
    days on market $265,000 Active 81 DOM
16. 2026-05-30
    days on market $265,000 Active 80 DOM
17. 2026-03-11
    listed $265,000 Active
18. 2022-03-12
    soldstatus $190,000 521-char remark

    Show marketing remark (521 chars)

    Discover Vail's best kept secret. Two Bedroom Membership Includes 2 Weeks In The Winter, Two Weeks In The Summer, And One Floating Week Plus Space Available. Gorsuch Ski Storage, Breakfast, Concierge, & Housekeeping, Gravity Haus - come and see! Priority Group D. Upcoming winter weeks are: 12/26-1/2/22 and 1/2-1/8/22! MEMBERS MAKE NEW RESERVATIONS EVERY YEAR. Two summer weeks will be added March 2022 and space available reservations. Trade your week in Third Home and travel to other first class destinations!

19. 2021-12-02
    listed $195,000 521-char remark

    Show marketing remark (521 chars)

    Discover Vail's best kept secret. Two Bedroom Membership Includes 2 Weeks In The Winter, Two Weeks In The Summer, And One Floating Week Plus Space Available. Gorsuch Ski Storage, Breakfast, Concierge, & Housekeeping, Gravity Haus - come and see! Priority Group D. Upcoming winter weeks are: 12/26-1/2/22 and 1/2-1/8/22! MEMBERS MAKE NEW RESERVATIONS EVERY YEAR. Two summer weeks will be added March 2022 and space available reservations. Trade your week in Third Home and travel to other first class destinations!

ⓘ 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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,701
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$2,122
• − Repairs & maintenance: −$3,016
• − Management: −$3,016
• − HOA: −$15,252
• − Depreciation: −$7,709
• Taxable loss: −$12,234
• Est. tax savings @ 24.0%: +$2,936
• After-tax cash flow: $-5,306/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 — Vail

• Score: 71/100
• State rank: #76
• US rank: #7125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vail, CO
• County: Eagle County · 42,178 people
• City population: 4,835
• Metro: Edwards, CO
• Population (ZIP): 4,835
• Household income: $100,573
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 262.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Romanian 3% Lithuanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 88% English-only · Spanish 6% German/W. Germanic 2% French/Haitian/Cajun 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: ▲ 8.75%
• Current HPI: 485.2983
• 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

+35.9% since first listed

3 events — show timeline

• 2026-03-11 Listed $265,000 VMLS
• 2022-03-12 Sold (MLS) $190,000 VMLS
• 2021-12-02 Listed $195,000 VMLS