210 Offerson Unit R-210 · Avon, CO 81620

$3,900

2 bd · 3.0 ba · 1,210 sqft · Condo public records · 276 Days on market

Built 1990 $137/mo HOA · 3% 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

Own one of Beaver Creek's best-kept secrets, a timeshare condo at the St James Place. This 2-bedroom condo boasts a large floorplan with room to entertain and spread out during your ski vacation. Steps to the slopes and all of Beaver Creek's restaurants and shops. Week 8 is Feb 24th - Mar 3rd in 2018.

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: Annual association fee; Association fee covers common area maintenance, insurance, management, snow removal, taxes, and trash; On-site management; Fitness center; Pool

Exterior

• Construction: Shake roof; Poured in place foundation

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $4k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $4k).
• Recommended offer: $3k (12.0% below list) — sets the bar for market timing.
• Cap rate 955.0% 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 $4,110/mo this rent would consume 48% 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 $286 of equity ($27 loan paydown + $259 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 $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($3k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 25y ago; this cycle's ask has dropped $1k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $3,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 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: 105.39% ✓
• Cap rate: 954.96%
• Cash-on-cash: 3388.11%
• DSCR: 151.75
• 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: 182.13×
• Total profit: $197,790
• Equity at exit: $2,610

10-year hold

• IRR: —
• Equity multiple: 393.21×
• Total profit: $428,288
• Equity at exit: $4,875

Cash invested: $1,092 (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: $4,110 medium
• Mortgage (P&I): −$20
• Tax est. 1.5%: −$5 /mo · $58/yr
• Insurance: −$2
• HOA: −$137
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $3,083

Break-even live

Break-even rent $208

Max offer price $3,900

Occupancy floor 20%

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: $975
• Closing costs: $117
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $137 · $1,644/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-19
   days on market $3,900 Active 276 DOM
2. 2026-06-18
   days on market $3,900 Active 275 DOM
3. 2026-06-17
   days on market $3,900 Active 274 DOM
4. 2026-06-16
   days on market $3,900 Active 273 DOM
5. 2026-06-15
   days on market $3,900 Active 272 DOM
6. 2026-06-14
   days on market $3,900 Active 270 DOM
7. 2026-06-12
   days on market $3,900 Active 269 DOM
8. 2026-06-09
   days on market $3,900 Active 266 DOM
9. 2026-06-08
   days on market $3,900 Active 265 DOM
10. 2026-06-07
    days on market $3,900 Active 264 DOM
11. 2026-06-05
    days on market $3,900 Active 261 DOM
12. 2026-06-03
    days on market $3,900 Active 260 DOM
13. 2026-06-02
    days on market $3,900 Active 259 DOM
14. 2026-06-01
    days on market $3,900 Active 258 DOM
15. 2026-05-31
    days on market $3,900 Active 257 DOM
16. 2026-05-30
    days on market $3,900 Active 256 DOM
17. 2025-09-16
    price $3,900
18. 2025-09-12
    listed $5,000 Active
19. 2018-01-23
    soldstatus $23,000 302-char remark

    Show marketing remark (302 chars)

    Own one of Beaver Creek's best-kept secrets, a timeshare condo at the St James Place. This 2-bedroom condo boasts a large floorplan with room to entertain and spread out during your ski vacation. Steps to the slopes and all of Beaver Creek's restaurants and shops. Week 8 is Feb 24th - Mar 3rd in 2018.

20. 2017-08-29
    soldstatus $9,000 338-char remark

    Show marketing remark (338 chars)

    Own one of Beaver Creek's best-kept secrets, a timeshare condo at the St James Place. Escape to the mountains in this 2-bedroom condo that boasts a large floorplan with room to entertain and spread out during your summer vacation. Steps to hiking, biking and all of Beaver Creek's restaurants and shops. Week 31 is Aug 5th - 12th in 2017.

21. 2017-06-05
    listed $10,000 338-char remark

    Show marketing remark (338 chars)

    Own one of Beaver Creek's best-kept secrets, a timeshare condo at the St James Place. Escape to the mountains in this 2-bedroom condo that boasts a large floorplan with room to entertain and spread out during your summer vacation. Steps to hiking, biking and all of Beaver Creek's restaurants and shops. Week 31 is Aug 5th - 12th in 2017.

22. 2017-02-06
    listed $28,000 302-char remark

    Show marketing remark (302 chars)

    Own one of Beaver Creek's best-kept secrets, a timeshare condo at the St James Place. This 2-bedroom condo boasts a large floorplan with room to entertain and spread out during your ski vacation. Steps to the slopes and all of Beaver Creek's restaurants and shops. Week 8 is Feb 24th - Mar 3rd in 2018.

23. 2016-10-25
    soldstatus $2,850
24. 2015-12-21
    listed $3,500
25. 2015-09-15
    soldstatus $935,000
26. 2015-05-30
    listed $9,500
27. 2014-11-13
    soldstatus $18,300
28. 2014-06-28
    listed $18,995
29. 2014-06-24
    listed $34,500
30. 2013-08-29
    soldstatus $9,000
31. 2013-08-14
    listed $9,500
32. 2004-08-01
    soldstatus $16,000
33. 2003-06-24
    soldstatus $12,450
34. 2003-01-10
    soldstatus $78,000
35. 2002-12-24
    listed $82,900
36. 2002-12-24
    listed $54,950
37. 2002-12-18
    listed $12,850
38. 2002-11-20
    listed $134,900
39. 2002-07-29
    listed $17,000
40. 2001-09-18
    listed $15,500
41. 2001-08-18
    listed $27,000
42. 2001-06-19
    listed $15,900

ⓘ 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: $49,323
• − Mortgage interest: −$218
• − Property taxes: −$58
• − Insurance: −$20
• − Repairs & maintenance: −$3,946
• − Management: −$3,946
• − HOA: −$1,644
• − Depreciation: −$113
• Taxable income: $39,378
• Est. tax owed @ 24.0%: −$9,451
• After-tax cash flow: $27,547/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: 10,870
• 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

-75.5% since first listed

26 events — show timeline

• 2025-09-16 Price Changed $3,900 VMLS
• 2025-09-12 Listed $5,000 VMLS
• 2018-01-23 Sold (MLS) $23,000 VMLS
• 2017-08-29 Sold (MLS) $9,000 VMLS
• 2017-06-05 Listed $10,000 VMLS
• 2017-02-06 Listed $28,000 VMLS
• 2016-10-25 Sold (MLS) $2,850 VMLS
• 2015-12-21 Listed $3,500 VMLS
• 2015-09-15 Sold (Public Records) $935,000 Public Records
• 2015-05-30 Listed $9,500 VMLS
• 2014-11-13 Sold (MLS) $18,300 VMLS
• 2014-06-28 Listed $18,995 VMLS
• 2014-06-24 Listed $34,500 VMLS
• 2013-08-29 Sold (MLS) $9,000 VMLS
• 2013-08-14 Listed $9,500 VMLS
• 2004-08-01 Sold (MLS) $16,000 VMLS
• 2003-06-24 Sold (MLS) $12,450 VMLS
• 2003-01-10 Sold (MLS) $78,000 VMLS
• 2002-12-24 Listed $54,950 VMLS
• 2002-12-24 Listed $82,900 VMLS
• 2002-12-18 Listed $12,850 VMLS
• 2002-11-20 Listed $134,900 VMLS
• 2002-07-29 Listed $17,000 VMLS
• 2001-09-18 Listed $15,500 VMLS
• 2001-08-18 Listed $27,000 VMLS
• 2001-06-19 Listed $15,900 VMLS

Property tax history

+1.1%/yr

Latest (2025): $5,502 · -13.1% YoY. Source: county tax records.