100 Bachelor Ridge Rd #3307 · Edwards, CO 81620

$75,000

2 bd · 2.5 ba · 1,570 sqft · Condo · 17 Days on market

Built 2002 $1486/mo HOA · 33% of rent

---

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
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Own only the time you use at the Bachelor Gulch residences at this fantastic walkout residence with ski slope views. This luxury fractional ownership offers 1 Summer Week/2 Ski Weeks next to the award winning Ritz-Carlton, Bachelor Gulch. As part of ownership you get Lift Tickets, Daily Housekeeping, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other resort locations around the world. Winter Interest 8

Key facts

• 1,612 sq ft lot
• Built 2002
• Listed 17 days

Property features AI

Finance

• HOA & community: Has association; Annual association fee; Association fee includes: club membership, common area maintenance, electricity, gas, management, taxes; Association amenities include a fitness center; Shuttle service

Exterior

• Utilities: Cable available; Sewer available; Water available; Trash service; Snow removal
• Construction: Asphalt roof; Poured in place foundation
• Exterior features: Planned Unit Development zoning

Interior

• Bedrooms: 2 bedrooms
• Flooring: Marble; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Marble and wood flooring; Furnished unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 31.6% vs local median 0.4% in Edwards — 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 59/100 on livability (#268 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A, employment B+; Watch: schools D-, amenities F, commute 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).

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $5k 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 $21k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y 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 $32k; list at $75k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 33% of rent.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 6.05% ✓
• Cap rate: 31.59%
• Cash-on-cash: 90.33%
• DSCR: 5.02
• GRM: 1.4

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: 93.8%
• Equity multiple: 6.81×
• Total profit: $121,977
• Equity at exit: $50,184

10-year hold

• IRR: 91.2%
• Equity multiple: 14.56×
• Total profit: $284,664
• Equity at exit: $93,749

Cash invested: $21,000 (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: 1.4×

Monthly cashflow live

• Estimated rent: $4,538 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,486
• Vacancy / Maint / Mgmt: −$953
• Net cashflow: $1,514

Break-even live

Break-even rent $2,621

Max offer price $75,000

Occupancy floor 62%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $1,486 · $17,832/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-05-08
   listed $75,000 Active
2. 2026-04-24
   listed $97,500 Active 461-char remark

   Show marketing remark (461 chars)

   Own only the time you use at the Bachelor Gulch residences at this fantastic walkout residence with ski slope views. This luxury fractional ownership offers 1 Summer Week/2 Ski Weeks next to the award winning Ritz-Carlton, Bachelor Gulch. As part of ownership you get Lift Tickets, Daily Housekeeping, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other resort locations around the world. Winter Interest 8

3. 2026-04-01
   listed $104,000 Active 461-char remark

   Show marketing remark (461 chars)

   Own only the time you use at the Bachelor Gulch residences at this fantastic walkout residence with ski slope views. This luxury fractional ownership offers 1 Summer Week/2 Ski Weeks next to the award winning Ritz-Carlton, Bachelor Gulch. As part of ownership you get Lift Tickets, Daily Housekeeping, Discounts to Red Sky Ranch Golf Club, and Bachelor Gulch Club Membership included. Ability to use other resort locations around the world. Winter Interest 6

4. 2025-09-18
   soldstatus $32,500 Closed
5. 2025-08-27
   status Pending
6. 2025-08-26
   listed $35,000 Active
7. 2025-07-01
   listed $125,000 Active
8. 2025-05-07
   soldstatus $80,000 Closed
9. 2025-04-17
   status Pending
10. 2025-04-09
    price $35,000
11. 2024-07-26
    listed $45,000 Active
12. 2024-05-25
    price $100,000
13. 2024-02-26
    listed $120,000 Active
14. 2023-07-12
    soldstatus $115,000 Closed
15. 2023-05-26
    status Pending
16. 2023-03-31
    listed $135,000 Active
17. 2019-04-26
    listed $70,000
18. 2018-12-04
    listed $100,000
19. 2016-02-17
    listed $85,000
20. 2013-02-28
    soldstatus $87,500
21. 2009-08-19
    listed $100,000
22. 2007-09-12
    soldstatus $213,000
23. 2005-11-16
    listed $215,000

ⓘ 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 13 d/yr ≥81°F today · 34 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: $54,457
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,172
• − Repairs & maintenance: −$4,357
• − Management: −$4,357
• − HOA: −$17,832
• − Depreciation: −$2,182
• Taxable income: $19,231
• Est. tax owed @ 24.0%: −$4,615
• After-tax cash flow: $13,556/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 — Edwards

• Score: 59/100
• State rank: #268
• US rank: #19899

Category grades

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

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

-65.1% since first listed

23 events — show timeline

• 2026-05-08 Listed $75,000 VMLS
• 2026-04-24 Listed $97,500 VMLS
• 2026-04-01 Listed $104,000 VMLS
• 2025-09-18 Sold (MLS) $32,500 VMLS
• 2025-08-27 Pending — VMLS
• 2025-08-26 Listed $35,000 VMLS
• 2025-07-01 Listed $125,000 VMLS
• 2025-05-07 Sold (MLS) $80,000 VMLS
• 2025-04-17 Pending — VMLS
• 2025-04-09 Price Changed $35,000 VMLS
• 2024-07-26 Listed $45,000 VMLS
• 2024-05-25 Price Changed $100,000 VMLS
• 2024-02-26 Listed $120,000 VMLS
• 2023-07-12 Sold (MLS) $115,000 VMLS
• 2023-05-26 Pending — VMLS
• 2023-03-31 Listed $135,000 VMLS
• 2019-04-26 Listed $70,000 VMLS
• 2018-12-04 Listed $100,000 VMLS
• 2016-02-17 Listed $85,000 VMLS
• 2013-02-28 Sold (MLS) $87,500 VMLS
• 2009-08-19 Listed $100,000 VMLS
• 2007-09-12 Sold (MLS) $213,000 VMLS
• 2005-11-16 Listed $215,000 VMLS