415 E Dean St, Unit 6, Week 11 · Aspen, CO 81611

$260,000

3 bd · 3.0 ba · 1,805 sqft · Condo · 85 Days on market

Built 2005 Good condition $144/sqft · 66% above area $1074/mo HOA · 11% of rent

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Why this score? — see what drove the A- 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 +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0

Listing remarks MLS

Opportunity awaits to own prime spring ski week in the heart of downtown Aspen, with ability to acquire additional float weeks. Have Spring Break plans in place, or rent if unable to use. Recently refreshed in 2024, this residence features updated interiors including new furnishings, lighting, paint, carpet, and curated décor throughout. Ideally positioned at the base of Aspen Mountain, placing you steps from gondola access, world-class dining, shopping, and vibrant nightlife. Additional float week secured for late Nov, 2027. Owners enjoy an exceptional suite of amenities and services, including daily housekeeping, dedicated concierge and valet, heated outdoor pool with two hot tubs, fitness center, fire pit, on-site ski shop, additional storage for ski gear, and complimentary e-bikes. Daily breakfast service further enhances this effortless vacation opportunity in a world class resort.

Key facts

• On-site ski shop
• Fitness center
• Updated interiors

Tags

• UPDATED INTERIORS
• GONDOLA ACCESS
• HEATED OUTDOOR POOL
• FITNESS CENTER
• FIRE PIT
• ON-SITE SKI SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($55k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $260k).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#142 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, schools B+; Watch: amenities F, cost of living F, health & safety F.
• Aspen School District No. 1 In The County Of Pitkin And Sta (rural): math 36% / reading 56% proficiency, ranked #18 of 86 in CO (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+22.1%/yr); 324 active listings in the ZIP; solid renter incomes; 145 units permitted in Pitkin County in 2024 (89 in 5+ unit buildings).
• At $9,402/mo this rent would consume 136% of the median local household income ($83k/yr) (locally 566% 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Pitkin County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $73k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $244,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
7. 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.
8. 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.
9. 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: 3.62% ✓
• Cap rate: 27.33%
• Cash-on-cash: 75.12%
• DSCR: 4.34
• GRM: 2.3

CMA / ARV

• ARV (median comp): $156,796
• List price: $260,000
• Delta: 65.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 90.8%
• Equity multiple: 7.63×
• Total profit: $482,344
• Equity at exit: $234,229

10-year hold

• IRR: 87.3%
• Equity multiple: 19.09×
• Total profit: $1,316,867
• Equity at exit: $505,123

Cash invested: $72,800 (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 81611

• Home prices YoY: 3.6%
• Rents YoY: 22.1%
• Active inventory: 324
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $9,402 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$1,074
• Vacancy / Maint / Mgmt: −$1,975
• Net cashflow: $4,557

Break-even live

Break-even rent $3,634

Max offer price $260,000

Occupancy floor 47%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,074 · $12,888/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-19
   days on market $260,000 Active 85 DOM
2. 2026-06-18
   days on market $260,000 Active 84 DOM
3. 2026-06-17
   days on market $260,000 Active 83 DOM
4. 2026-06-16
   days on market $260,000 Active 82 DOM
5. 2026-06-15
   days on market $260,000 Active 81 DOM
6. 2026-06-14
   days on market $260,000 Active 79 DOM
7. 2026-06-12
   days on market $260,000 Active 78 DOM
8. 2026-06-09
   days on market $260,000 Active 75 DOM
9. 2026-06-08
   days on market $260,000 Active 74 DOM
10. 2026-06-07
    days on market $260,000 Active 73 DOM
11. 2026-06-05
    days on market $260,000 Active 70 DOM
12. 2026-06-02
    days on market $260,000 Active 68 DOM
13. 2026-06-01
    days on market $260,000 Active 67 DOM
14. 2026-05-31
    days on market $260,000 Active 66 DOM
15. 2026-05-30
    days on market $260,000 Active 65 DOM
16. 2026-03-23
    listed $260,000 Active 906-char remark

    Show marketing remark (906 chars)

    Opportunity awaits to own prime spring ski week in the heart of downtown Aspen, with ability to acquire additional float weeks. Have Spring Break plans in place, or rent if unable to use. Recently refreshed in 2024, this residence features updated interiors including new furnishings, lighting, paint, carpet, and curated décor throughout. Ideally positioned at the base of Aspen Mountain, placing you steps from gondola access, world-class dining, shopping, and vibrant nightlife. Additional float week secured for late Nov, 2027. Owners enjoy an exceptional suite of amenities and services, including daily housekeeping, dedicated concierge and valet, heated outdoor pool with two hot tubs, fitness center, fire pit, on-site ski shop, additional storage for ski gear, and complimentary e-bikes. Daily breakfast service further enhances this effortless vacation opportunity in a world class resort.

17. 2025-02-13
    soldstatus $690,000 Closed 1153-char remark

    Show marketing remark (1153 chars)

    Great opportunity to own a fractional interest with fixed prime holiday weeks at The Aspen Mountain Residences. Enjoy your family holiday time in this luxury 3 bedroom condominium. This first floor 3 bedroom luxury condo with vaulted ceilings is conveniently located on the 1st floor with Immediate access to the pool and hot tubs, along with other property amenities. 2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool along with 2 hot tubs, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Weeks 51&52 (Christmas and New Year's) along with additional float time usage each year. 2025 Fixed dates: Sat, Dec 20, 2025 to Sat Jan 3, 2026. 2026 Fixed dates: Sat, Dec 19, 2025 to Sat, Jan 2, 2027. 2/20th interest - includes 2 fixed weeks and 3 float week every year.

18. 2025-01-24
    status Pending 1153-char remark

    Show marketing remark (1153 chars)

    Great opportunity to own a fractional interest with fixed prime holiday weeks at The Aspen Mountain Residences. Enjoy your family holiday time in this luxury 3 bedroom condominium. This first floor 3 bedroom luxury condo with vaulted ceilings is conveniently located on the 1st floor with Immediate access to the pool and hot tubs, along with other property amenities. 2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool along with 2 hot tubs, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Weeks 51&52 (Christmas and New Year's) along with additional float time usage each year. 2025 Fixed dates: Sat, Dec 20, 2025 to Sat Jan 3, 2026. 2026 Fixed dates: Sat, Dec 19, 2025 to Sat, Jan 2, 2027. 2/20th interest - includes 2 fixed weeks and 3 float week every year.

19. 2025-01-20
    listed $690,000 Active 1153-char remark

    Show marketing remark (1153 chars)

    Great opportunity to own a fractional interest with fixed prime holiday weeks at The Aspen Mountain Residences. Enjoy your family holiday time in this luxury 3 bedroom condominium. This first floor 3 bedroom luxury condo with vaulted ceilings is conveniently located on the 1st floor with Immediate access to the pool and hot tubs, along with other property amenities. 2024 renovations completed (including new decor, furniture, lighting, paint and carpets). The Aspen Mountain Residences is nestled at the base of the mountain between the St. Regis and Little Nell properties. Bars, restaurants, shopping and nightlife are literally a few steps from The Aspen. The multitude of amenities and services include daily maid service, concierge, valet, heated outdoor pool along with 2 hot tubs, gym, fire pit, ski shop, e-bikes for owners use and daily breakfast service. Weeks 51&52 (Christmas and New Year's) along with additional float time usage each year. 2025 Fixed dates: Sat, Dec 20, 2025 to Sat Jan 3, 2026. 2026 Fixed dates: Sat, Dec 19, 2025 to Sat, Jan 2, 2027. 2/20th interest - includes 2 fixed weeks and 3 float week every year.

20. 2022-12-22
    soldstatus $350,000 Closed
21. 2022-10-28
    status Pending
22. 2022-09-30
    soldstatus $195,000 Closed
23. 2022-08-25
    listed $380,000 Active
24. 2022-07-28
    status Pending
25. 2022-07-27
    status Active
26. 2022-07-25
    listed $195,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $112,830
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$9,026
• − Management: −$9,026
• − HOA: −$12,888
• − Depreciation: −$7,564
• Taxable income: $54,562
• Est. tax owed @ 24.0%: −$13,095
• After-tax cash flow: $41,591/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained, recently refreshed condo is move-in ready with updated interiors and a prime location at the base of Aspen Mountain.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — improves convenience and adds tech-savvy appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — improves convenience and adds tech-savvy appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Aspen School District No. 1 In The County Of Pitkin And Sta
• NCES district ID: 0802280
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $66,694
• Composite: 40.98/100
• National rank: #3595
• State rank: #18 of 86 in CO

Livability — Aspen

• Score: 66/100
• State rank: #142
• US rank: #11780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aspen, CO
• County: Pitkin County · 9,068 people
• City population: 9,068
• Metro: Glenwood Springs, CO
• Population (ZIP): 9,068
• Household income: $82,664
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 566.0

Population outlook (Pitkin County) Hauer SSP2

• Today (2025): 20,121 people
• By 2030: 21,110 · +4.9%
• By 2040: 22,707 · +12.9%
• By 2050: 24,105 · +19.8%
• By 2075: 27,933 · +38.8%
• By 2100: 30,018 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Salvadoran 4%
• Common ancestry: Slovak 3% Iranian 3% Romanian 3%
• Foreign-born: 15% · Canada, Dominican Republic, China
• Languages at home: 82% English-only · Spanish 9% Other Indo-European 2% Chinese 2%

Political lean MEDSL · Pitkin

• 2024 margin: Solid D (+44.2) · D 71.0% · R 26.8% · Other 2.2%
• 2008→2024 swing: -4.6pp toward R · 2008: 48.8pp · 2024: 44.2pp
• All cycles: 2024: D+44.2 2020: D+51.9 2016: D+45.4 2012: D+37.9 2008: D+48.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.97%
• Current HPI: 370.9593
• Rent YoY: ▲ 22.07%
• Metro: Glenwood Springs, 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

+33.3% since first listed

11 events — show timeline

• 2026-03-23 Listed $260,000 AGMLS
• 2025-02-13 Sold (MLS) $690,000 AGMLS
• 2025-01-24 Pending — AGMLS
• 2025-01-20 Listed $690,000 AGMLS
• 2022-12-22 Sold (MLS) $350,000 AGMLS
• 2022-10-28 Pending — AGMLS
• 2022-09-30 Sold (MLS) $195,000 AGMLS
• 2022-08-25 Listed $380,000 AGMLS
• 2022-07-28 Pending — AGMLS
• 2022-07-27 Relisted — AGMLS
• 2022-07-25 Listed $195,000 AGMLS