301 E Hyman Ave Unit 301 (Wks 3,4,47) · Aspen, CO 81611

$55,000

1 bd · 2.0 ba · 700 sqft · Condo public records · 199 Days on market

Built 1982 $79/sqft · 37% above area Est $40k · 37% over $400/mo HOA · 7% of rent

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Why this score? — see what drove the D+ 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 +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Prime location, views, and value in Aspen's downtown core with 3 set deeded weeks, including: back to back late Jan skiing, and a third week in late Nov (often Thanksgiving WE). Enjoy views of Aspen Mtn and Independence Pass from your private deck in the heart of Aspen. This one bedroom, two bath, 700 sq. ft. top floor, corner condo has an additional west facing window for extra natural light and sunset enjoyment, situated across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Spacious 1 bedroom with sleeper sofa can accommodate up to 6 people. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 3,4 & 47. Photos are stock photos and may not be representative of actual unit.

Key facts

• Private deck
• Views of aspen mtn
• $400 HOA

Tags

• VIEWS OF ASPEN MTN
• VIEWS OF INDEPENDENCE PASS
• PRIVATE DECK
• HISTORIC WHEELER OPERA HOUSE
• HEATED UNDERGROUND PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $55k).
• Recommended offer: $48k (12.0% 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+; 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.
• Zoned schools: Aspen Elementary School (math 32% / reading 52%, grade F, #321 of 966 statewide, top 35%, 440 students, 0% FRL); Aspen Middle School (math 30% / reading 49%, grade F, #84 of 270 statewide, top 32%, 443 students, 0% FRL); Aspen High School (math 47% / reading 72%, grade C+, #53 of 381 statewide, top 17%, 529 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• 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 $5,668/mo this rent would consume 82% 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 $6k of equity ($380 loan paydown + $6k 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $48,400 (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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 10.31% ✓
• Cap rate: 86.98%
• Cash-on-cash: 288.15%
• DSCR: 13.82
• GRM: 0.8

CMA / ARV

• ARV (median comp): $40,123
• List price: $55,000
• Delta: 37.08%
• 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: —
• Equity multiple: 20.21×
• Total profit: $295,765
• Equity at exit: $49,548

10-year hold

• IRR: —
• Equity multiple: 50.39×
• Total profit: $760,637
• Equity at exit: $106,853

Cash invested: $15,400 (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: 0.8×

Monthly cashflow live

• Estimated rent: $5,668 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$400
• Vacancy / Maint / Mgmt: −$1,190
• Net cashflow: $3,698

Break-even live

Break-even rent $987

Max offer price $55,000

Occupancy floor 30%

Sensitivity live

Price	-10% $3,736	-5% $3,717	+0% $3,698	+5% $3,679	+10% $3,660
Rent	-10% $3,250	-5% $3,474	+0% $3,698	+5% $3,922	+10% $4,146
Rate	-1.0pp $3,726	-0.5pp $3,712	base $3,698	+0.5pp $3,684	+1.0pp $3,669

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-30
   status $55,000 Pending 199 DOM
2. 2026-05-01
   status Active 920-char remark

   Show marketing remark (920 chars)

   Prime location, views, and value in Aspen's downtown core with 3 set deeded weeks, including: back to back late Jan skiing, and a third week in late Nov (often Thanksgiving WE). Enjoy views of Aspen Mtn and Independence Pass from your private deck in the heart of Aspen. This one bedroom, two bath, 700 sq. ft. top floor, corner condo has an additional west facing window for extra natural light and sunset enjoyment, situated across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Spacious 1 bedroom with sleeper sofa can accommodate up to 6 people. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 3,4 & 47. Photos are stock photos and may not be representative of actual unit.

3. 2026-03-31
   price $55,000 920-char remark

   Show marketing remark (920 chars)

   Prime location, views, and value in Aspen's downtown core with 3 set deeded weeks, including: back to back late Jan skiing, and a third week in late Nov (often Thanksgiving WE). Enjoy views of Aspen Mtn and Independence Pass from your private deck in the heart of Aspen. This one bedroom, two bath, 700 sq. ft. top floor, corner condo has an additional west facing window for extra natural light and sunset enjoyment, situated across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Spacious 1 bedroom with sleeper sofa can accommodate up to 6 people. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 3,4 & 47. Photos are stock photos and may not be representative of actual unit.

4. 2025-10-17
   listed $60,000 Active 920-char remark

   Show marketing remark (920 chars)

   Prime location, views, and value in Aspen's downtown core with 3 set deeded weeks, including: back to back late Jan skiing, and a third week in late Nov (often Thanksgiving WE). Enjoy views of Aspen Mtn and Independence Pass from your private deck in the heart of Aspen. This one bedroom, two bath, 700 sq. ft. top floor, corner condo has an additional west facing window for extra natural light and sunset enjoyment, situated across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Spacious 1 bedroom with sleeper sofa can accommodate up to 6 people. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 3,4 & 47. Photos are stock photos and may not be representative of actual unit.

5. 2025-02-18
   soldstatus $42,000 Closed 826-char remark

   Show marketing remark (826 chars)

   Prime location and value in Aspen's downtown core. Enjoy views of Aspen Mtn and Independence Pass from your private deck with 3 set deeded weeks in the heart of Aspen, including early June and back to back late Sept / early Oct. weeks (fall colors). This one bedroom, two bath, 700 sq. ft. condo is located in downtown Aspen, across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Spacious 1 bedroom with and sleeper sofa can accommodate up to 6 people. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 22, 38 & 39. Photos are stock photos and may not be representative of actual unit.

6. 2025-01-20
   status Pending 826-char remark

   Show marketing remark (826 chars)

   Prime location and value in Aspen's downtown core. Enjoy views of Aspen Mtn and Independence Pass from your private deck with 3 set deeded weeks in the heart of Aspen, including early June and back to back late Sept / early Oct. weeks (fall colors). This one bedroom, two bath, 700 sq. ft. condo is located in downtown Aspen, across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Spacious 1 bedroom with and sleeper sofa can accommodate up to 6 people. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 22, 38 & 39. Photos are stock photos and may not be representative of actual unit.

7. 2024-11-14
   listed $42,000 Active 826-char remark

   Show marketing remark (826 chars)

   Prime location and value in Aspen's downtown core. Enjoy views of Aspen Mtn and Independence Pass from your private deck with 3 set deeded weeks in the heart of Aspen, including early June and back to back late Sept / early Oct. weeks (fall colors). This one bedroom, two bath, 700 sq. ft. condo is located in downtown Aspen, across from the historic Wheeler Opera House, and steps from amazing restaurants and skiing. Spacious 1 bedroom with and sleeper sofa can accommodate up to 6 people. Prospector amenities include: daily housekeeping, heated underground parking, and on-site management team. Large common BBQ deck with views of town and Wagner Park. HOA dues include all utilities and annual property taxes! 3 week package has weeks 22, 38 & 39. Photos are stock photos and may not be representative of actual unit.

8. 2024-10-21
   soldstatus $32,500 Closed
9. 2024-09-27
   status Pending
10. 2024-01-22
    status Active
11. 2023-07-12
    status Active
12. 2023-07-12
    price $36,900
13. 2023-02-03
    status Active
14. 2023-01-30
    status Pending
15. 2022-12-21
    listed $39,750 Active
16. 2000-10-26
    soldstatus $20,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥76°F today · 25 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: $68,021
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$5,442
• − Management: −$5,442
• − HOA: −$4,800
• − Depreciation: −$1,600
• Taxable income: $46,557
• Est. tax owed @ 24.0%: −$11,174
• After-tax cash flow: $33,202/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: 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

+175.0% since first listed

15 events — show timeline

• 2026-05-01 Relisted — AGMLS
• 2026-03-31 Price Changed $55,000 AGMLS
• 2025-10-17 Listed $60,000 AGMLS
• 2025-02-18 Sold (MLS) $42,000 AGMLS
• 2025-01-20 Pending — AGMLS
• 2024-11-14 Listed $42,000 AGMLS
• 2024-10-21 Sold (MLS) $32,500 AGMLS
• 2024-09-27 Pending — AGMLS
• 2024-01-22 Relisted — AGMLS
• 2023-07-12 Relisted — AGMLS
• 2023-07-12 Price Changed $36,900 AGMLS
• 2023-02-03 Relisted — AGMLS
• 2023-01-30 Pending — AGMLS
• 2022-12-21 Listed $39,750 AGMLS
• 2000-10-26 Sold (Public Records) $20,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,162 · +10.1% YoY. Source: county tax records.