415 E Dean St, Unit 48, Week 8 · Aspen, CO 81611

$260,000

3 bd · 3.0 ba · 1,704 sqft · Condo · 72 Days on market

Built 2005 Excellent condition $153/sqft · 92% 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
• Condition / age +4.8/5.0
• Schools +4.1/10.0
• Livability +3.3/5.0

Listing remarks MLS

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, underground parking and daily breakfast service. Unit 48 is a 4th floor penthouse with views overlooking the pool to the west (to Shadow Mountain). Enjoy prime ski/winter week 8 every year together with additional float time. 2027 Float dates: Sun, January 24 to Sun, January 31. 2027 Fixed dates: Sun, February 21 to Sun, February 28. 1/20th interest - includes fixed week and float week every year and additional float week every other year.

Key facts

• Underground parking
• Ski shop
• Heated outdoor pool

Tags

• HEATED OUTDOOR POOL
• 2 HOT TUBS
• GYM
• FIRE PIT
• SKI SHOP
• UNDERGROUND PARKING

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k 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 $9,634/mo this rent would consume 140% 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 72 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $180k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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: 3.71% ✓
• Cap rate: 28.17%
• Cash-on-cash: 78.13%
• DSCR: 4.48
• GRM: 2.2

CMA / ARV

• ARV (median comp): $135,764
• List price: $260,000
• Delta: 91.51%
• 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: 93.5%
• Equity multiple: 7.80×
• Total profit: $495,213
• Equity at exit: $234,229

10-year hold

• IRR: 90.2%
• Equity multiple: 19.53×
• Total profit: $1,348,646
• 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: 2.2×

Monthly cashflow live

• Estimated rent: $9,634 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$1,074
• Vacancy / Maint / Mgmt: −$2,023
• Net cashflow: $4,740

Break-even live

Break-even rent $3,634

Max offer price $260,000

Occupancy floor 46%

Sensitivity live

Price	-10% $4,920	-5% $4,830	+0% $4,740	+5% $4,650	+10% $4,560
Rent	-10% $3,979	-5% $4,359	+0% $4,740	+5% $5,121	+10% $5,501
Rate	-1.0pp $4,871	-0.5pp $4,806	base $4,740	+0.5pp $4,673	+1.0pp $4,604

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 21 events

1. 2026-06-19
   days on market $260,000 Active 72 DOM
2. 2026-06-18
   days on market $260,000 Active 71 DOM
3. 2026-06-17
   days on market $260,000 Active 70 DOM
4. 2026-06-16
   days on market $260,000 Active 69 DOM
5. 2026-06-15
   days on market $260,000 Active 68 DOM
6. 2026-06-14
   days on market $260,000 Active 66 DOM
7. 2026-06-12
   days on market $260,000 Active 65 DOM
8. 2026-06-09
   days on market $260,000 Active 62 DOM
9. 2026-06-08
   days on market $260,000 Active 61 DOM
10. 2026-06-07
    days on market $260,000 Active 60 DOM
11. 2026-06-05
    days on market $260,000 Active 57 DOM
12. 2026-06-02
    days on market $260,000 Active 55 DOM
13. 2026-06-01
    days on market $260,000 Active 54 DOM
14. 2026-05-31
    days on market $260,000 Active 53 DOM
15. 2026-05-30
    days on market $260,000 Active 52 DOM
16. 2026-04-08
    listed $260,000 Active 928-char remark

    Show marketing remark (928 chars)

    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, underground parking and daily breakfast service. Unit 48 is a 4th floor penthouse with views overlooking the pool to the west (to Shadow Mountain). Enjoy prime ski/winter week 8 every year together with additional float time. 2027 Float dates: Sun, January 24 to Sun, January 31. 2027 Fixed dates: Sun, February 21 to Sun, February 28. 1/20th interest - includes fixed week and float week every year and additional float week every other year.

17. 2026-01-21
    soldstatus $180,000 Closed 991-char remark

    Show marketing remark (991 chars)

    Enjoy prime summer time in Aspen. 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, underground parking and daily breakfast service. Unit 48 is a 4th floor penthouse with views overlooking the pool to the west (to Shadow Mountain). Enjoy prime summer week 31 every year together with additional float time. 2026 Fixed dates: Sun, August 2 to Sun, August 9. 2026 Float dates: Sun, September 6 to Sun, September 13 and Sun, October 25 to Sun, November 1. 1/20th interest - includes fixed week and float week every year and additional float week every other year.

18. 2025-12-31
    status Pending 991-char remark

    Show marketing remark (991 chars)

    Enjoy prime summer time in Aspen. 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, underground parking and daily breakfast service. Unit 48 is a 4th floor penthouse with views overlooking the pool to the west (to Shadow Mountain). Enjoy prime summer week 31 every year together with additional float time. 2026 Fixed dates: Sun, August 2 to Sun, August 9. 2026 Float dates: Sun, September 6 to Sun, September 13 and Sun, October 25 to Sun, November 1. 1/20th interest - includes fixed week and float week every year and additional float week every other year.

19. 2025-12-12
    listed $195,000 Active 991-char remark

    Show marketing remark (991 chars)

    Enjoy prime summer time in Aspen. 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, underground parking and daily breakfast service. Unit 48 is a 4th floor penthouse with views overlooking the pool to the west (to Shadow Mountain). Enjoy prime summer week 31 every year together with additional float time. 2026 Fixed dates: Sun, August 2 to Sun, August 9. 2026 Float dates: Sun, September 6 to Sun, September 13 and Sun, October 25 to Sun, November 1. 1/20th interest - includes fixed week and float week every year and additional float week every other year.

20. 2017-07-21
    soldstatus $135,000
21. 2017-05-15
    soldstatus $198,150

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥76°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $115,607
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$9,249
• − Management: −$9,249
• − HOA: −$12,888
• − Depreciation: −$7,564
• Taxable income: $56,894
• Est. tax owed @ 24.0%: −$13,655
• After-tax cash flow: $43,225/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

Excellent 95/100 None rehab

This 4th floor penthouse in The Aspen Mountain Residences is in excellent condition with recent renovations, offering prime ski/winter week 8 views and a wealth of amenities.

Value-add opportunities

• Both landscaping and curb appeal improvements — enhances curb appeal and adds value
• Both smart home integration — increases convenience and marketability
• Both smart thermostat and lighting controls — improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping and curb appeal improvements — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑
• Both smart thermostat and lighting controls — improves energy efficiency and comfort ↑

ⓘ 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

+31.2% since first listed

6 events — show timeline

• 2026-04-08 Listed $260,000 AGMLS
• 2026-01-21 Sold (MLS) $180,000 AGMLS
• 2025-12-31 Pending — AGMLS
• 2025-12-12 Listed $195,000 AGMLS
• 2017-07-21 Sold (MLS) $135,000 AGMLS
• 2017-05-15 Sold (MLS) $198,150 AGMLS