210 Offerson Rd Unit R-412 · Avon, CO 81620

$3,000

2 bd · 3.0 ba · 1,503 sqft · Condo public records · 199 Days on market

Built 1990 $300/mo HOA · 7% 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 MLS

Unique 2-story two bedroom unit on the top floor. September is a magical time to watch the leaves change! 2026 dates: Sept 12-19

Key facts

• Ski-in access
• Underground parking
• Hot tub

Tags

• DEEDED OWNERSHIP
• SKI-IN ACCESS
• UNDERGROUND PARKING
• INDOOR POOL
• HOT TUB
• WORKOUT ROOM

Property features AI

Finance

• HOA & community: Association with annual fee (included: common area maintenance, insurance, management, snow removal, taxes, trash); Fitness center; On-site management; Pool

Exterior

• Home design: Multi-family property
• Construction: Shake roof; Poured-in-place foundation

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Baseboard heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Dryer; Microwave; Range; Refrigerator; Washer; Washer/Dryer; Tile flooring; Furnished
• Laundry & utility: Washer; Dryer; Washer/Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $3k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $3k).
• Recommended offer: $3k (12.0% below list) — sets the bar for market timing.
• Cap rate 1293.9% 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 $4,481/mo this rent would consume 52% 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 $220 of equity ($21 loan paydown + $199 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 $840 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($3k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 25y 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.

Recommended offer $2,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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: 149.36% ✓
• Cap rate: 1293.90%
• Cash-on-cash: 4598.61%
• DSCR: 205.61
• GRM: 0.1

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: 246.54×
• Total profit: $206,254
• Equity at exit: $2,007

10-year hold

• IRR: —
• Equity multiple: 532.70×
• Total profit: $446,628
• Equity at exit: $3,750

Cash invested: $840 (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: 0.1×

Monthly cashflow live

• Estimated rent: $4,481 medium
• Mortgage (P&I): −$16
• Tax est. 1.5%: −$4 /mo · $45/yr
• Insurance: −$1
• HOA: −$300
• Vacancy / Maint / Mgmt: −$941
• Net cashflow: $3,219

Break-even live

Break-even rent $406

Max offer price $3,000

Occupancy floor 23%

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: $750
• Closing costs: $90
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-19
   days on market $3,000 Active 199 DOM
2. 2026-06-18
   days on market $3,000 Active 198 DOM
3. 2026-06-17
   days on market $3,000 Active 197 DOM
4. 2026-06-16
   days on market $3,000 Active 196 DOM
5. 2026-06-15
   days on market $3,000 Active 195 DOM
6. 2026-06-14
   days on market $3,000 Active 193 DOM
7. 2026-06-12
   days on market $3,000 Active 192 DOM
8. 2026-06-09
   days on market $3,000 Active 189 DOM
9. 2026-06-08
   days on market $3,000 Active 188 DOM
10. 2026-06-07
    days on market $3,000 Active 187 DOM
11. 2026-06-05
    days on market $3,000 Active 184 DOM
12. 2026-06-03
    days on market $3,000 Active 183 DOM
13. 2026-06-02
    days on market $3,000 Active 182 DOM
14. 2026-06-01
    days on market $3,000 Active 181 DOM
15. 2026-05-31
    days on market $3,000 Active 180 DOM
16. 2026-05-30
    days on market $3,000 Active 179 DOM
17. 2025-12-02
    listed $3,000 Active
18. 2025-09-09
    listed $3,900 Active 129-char remark

    Show marketing remark (129 chars)

    Unique 2-story two bedroom unit on the top floor. September is a magical time to watch the leaves change! 2026 dates: Sept 12-19

19. 2025-06-09
    listed $4,500 Active 132-char remark

    Show marketing remark (132 chars)

    Unique 2-story two bedroom unit on the top floor. Early September is Oktoberfest time! 2025 dates; Sept 6-13 2026 dates: Sept 5-12

20. 2020-09-16
    soldstatus $15,000
21. 2020-06-29
    listed $18,000
22. 2020-03-10
    soldstatus $13,000
23. 2019-09-13
    soldstatus $58,250
24. 2019-09-10
    soldstatus $175,000
25. 2019-08-15
    historical
26. 2019-08-08
    listed $13,900
27. 2019-01-28
    listed $64,900
28. 2018-09-03
    listed $13,750
29. 2018-09-03
    listed $180,000
30. 2017-11-27
    soldstatus $3,500
31. 2017-06-30
    listed $4,500
32. 2016-01-20
    soldstatus $2,000
33. 2015-09-22
    soldstatus $5,500
34. 2015-04-30
    soldstatus $11,000
35. 2014-06-24
    listed $11,500
36. 2014-05-20
    listed $2,000
37. 2014-05-20
    listed $6,500
38. 2013-02-22
    listed $12,500
39. 2012-08-03
    listed $12,500
40. 2008-03-14
    soldstatus $32,500
41. 2004-07-06
    soldstatus $6,900
42. 2003-09-11
    soldstatus $8,500
43. 2003-08-11
    listed $25,000
44. 2003-06-12
    soldstatus $9,900
45. 2003-05-01
    listed $12,000
46. 2003-03-31
    soldstatus $35,000
47. 2003-02-25
    listed $44,950
48. 2002-12-20
    listed $37,000
49. 2002-11-18
    listed $40,000
50. 2002-09-12
    listed $6,900

ⓘ 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: $53,769
• − Mortgage interest: −$168
• − Property taxes: −$45
• − Insurance: −$15
• − Repairs & maintenance: −$4,301
• − Management: −$4,301
• − HOA: −$3,600
• − Depreciation: −$87
• Taxable income: $41,250
• Est. tax owed @ 24.0%: −$9,900
• After-tax cash flow: $28,728/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: 10,965
• 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

-69.7% since first listed

36 events — show timeline

• 2025-12-02 Listed $3,000 VMLS
• 2025-09-09 Listed $3,900 VMLS
• 2025-06-09 Listed $4,500 VMLS
• 2020-09-16 Sold (MLS) $15,000 VMLS
• 2020-06-29 Listed $18,000 VMLS
• 2020-03-10 Sold (MLS) $13,000 VMLS
• 2019-09-13 Sold (MLS) $58,250 VMLS
• 2019-09-10 Sold (MLS) $175,000 VMLS
• 2019-08-15 Delisted — VMLS
• 2019-08-08 Listed $13,900 VMLS
• 2019-01-28 Listed $64,900 VMLS
• 2018-09-03 Listed $180,000 VMLS
• 2018-09-03 Listed $13,750 VMLS
• 2017-11-27 Sold (MLS) $3,500 VMLS
• 2017-06-30 Listed $4,500 VMLS
• 2016-01-20 Sold (MLS) $2,000 VMLS
• 2015-09-22 Sold (MLS) $5,500 VMLS
• 2015-04-30 Sold (MLS) $11,000 VMLS
• 2014-06-24 Listed $11,500 VMLS
• 2014-05-20 Listed $6,500 VMLS
• 2014-05-20 Listed $2,000 VMLS
• 2013-02-22 Listed $12,500 VMLS
• 2012-08-03 Listed $12,500 VMLS
• 2008-03-14 Sold (Public Records) $32,500 Public Records
• 2004-07-06 Sold (MLS) $6,900 VMLS
• 2003-09-11 Sold (MLS) $8,500 VMLS
• 2003-08-11 Listed $25,000 VMLS
• 2003-06-12 Sold (MLS) $9,900 VMLS
• 2003-05-01 Listed $12,000 VMLS
• 2003-03-31 Sold (MLS) $35,000 VMLS
• 2003-02-25 Listed $44,950 VMLS
• 2002-12-20 Listed $37,000 VMLS
• 2002-11-18 Listed $40,000 VMLS
• 2002-09-12 Listed $6,900 VMLS
• 2001-08-28 Listed $9,900 VMLS
• 2001-08-28 Listed $9,900 VMLS

Property tax history

+1.4%/yr

Latest (2025): $7,432 · -13.9% YoY. Source: county tax records.