242 E Meadow Dr Unit 201-6 · Vail, CO 81657

$265,000

2 bd · 2.0 ba · 1,148 sqft · Condo · 529 Days on market

Built 1998 $1271/mo HOA · 41% of rent

---

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 +6.6/10.0
• Cash flow +4.5/30.0
• 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

Motivated Seller! Enjoy First Class Hotel Service While Staying In The Center Of Vail Village At A Fraction Of The Price. Vail's Premier Private Residence Club Will Exceed Your Buyers Expectations! Pool, Spa, Front Desk, Breakfast, Valet Park, Ski Valet!

Key facts

• Remodeled
• Concierge
• Hot tub

Tags

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

Property features AI

Finance

• Other: Community offers fishing, golf, access to public transit and trails
• HOA & community: Homeowners association with quarterly fee; Association amenities include fitness center, front desk, on-site management, pool and spa/hot tub

Exterior

• Home design: See remarks for roof details
• Construction: Poured in place foundation
• Exterior features: Waterfront property

Interior

• Kitchen: Built-in electric oven; Cooktop; Range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Radiant floor heating; Ceiling fan(s)
• Interior features: Fireplace; Furnished
• Laundry & utility: Washer and dryer included; 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 $-749 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (40.9% below list).
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $157k (40.9% below list) — sets the bar for cash-flow.
• Cap rate 3.2% 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 529 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $205k; 29% 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 41% of rent.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,574 (40.9% 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 529 days. Have you received any prior offers? Is the seller open to a 41% 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: 1.16% ✓
• Cap rate: 3.20%
• Cash-on-cash: -11.04%
• DSCR: 0.51
• GRM: 7.2

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: 13.0%
• Equity multiple: 2.01×
• Total profit: $75,192
• Equity at exit: $215,032

10-year hold

• IRR: 13.3%
• Equity multiple: 4.46×
• Total profit: $256,523
• 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: 7.2×

Monthly cashflow live

• Estimated rent: $3,063 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: −$643
• Net cashflow: $-749

Break-even live

Break-even rent $4,011

Max offer price $156,574

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: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-19
   days on market $265,000 Active 529 DOM
2. 2026-06-18
   days on market $265,000 Active 528 DOM
3. 2026-06-17
   days on market $265,000 Active 527 DOM
4. 2026-06-16
   days on market $265,000 Active 526 DOM
5. 2026-06-15
   days on market $265,000 Active 525 DOM
6. 2026-06-14
   days on market $265,000 Active 523 DOM
7. 2026-06-12
   days on market $265,000 Active 522 DOM
8. 2026-06-09
   days on market $265,000 Active 519 DOM
9. 2026-06-08
   days on market $265,000 Active 518 DOM
10. 2026-06-07
    days on market $265,000 Active 517 DOM
11. 2026-06-05
    days on market $265,000 Active 514 DOM
12. 2026-06-03
    days on market $265,000 Active 513 DOM
13. 2026-06-02
    days on market $265,000 Active 512 DOM
14. 2026-06-01
    days on market $265,000 Active 511 DOM
15. 2026-05-31
    days on market $265,000 Active 510 DOM
16. 2026-05-30
    days on market $265,000 Active 509 DOM
17. 2026-04-27
    status Active
18. 2026-03-03
    price $265,000
19. 2025-04-25
    status Active
20. 2024-12-29
    listed $275,000 Active
21. 2012-01-31
    soldstatus $205,000 254-char remark

    Show marketing remark (254 chars)

    Motivated Seller! Enjoy First Class Hotel Service While Staying In The Center Of Vail Village At A Fraction Of The Price. Vail's Premier Private Residence Club Will Exceed Your Buyers Expectations! Pool, Spa, Front Desk, Breakfast, Valet Park, Ski Valet!

22. 2011-03-03
    listed $219,000 254-char remark

    Show marketing remark (254 chars)

    Motivated Seller! Enjoy First Class Hotel Service While Staying In The Center Of Vail Village At A Fraction Of The Price. Vail's Premier Private Residence Club Will Exceed Your Buyers Expectations! Pool, Spa, Front Desk, Breakfast, Valet Park, Ski Valet!

ⓘ 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: $36,752
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,940
• − Management: −$2,940
• − HOA: −$15,252
• − Depreciation: −$7,709
• Taxable loss: −$13,031
• Est. tax savings @ 24.0%: +$3,127
• After-tax cash flow: $-5,864/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

+21.0% since first listed

6 events — show timeline

• 2026-04-27 Relisted — VMLS
• 2026-03-03 Price Changed $265,000 VMLS
• 2025-04-25 Relisted — VMLS
• 2024-12-29 Listed $275,000 VMLS
• 2012-01-31 Sold (MLS) $205,000 VMLS
• 2011-03-03 Listed $219,000 VMLS