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33885 U.S. 6 - The Stone Yard — Vail Valley Commercial Land 1.16 Acres of Commercial Land Offered at $6,407,700 CAD in Edwards, CO 81632
Investment Highlights
- One-of-One Land and Central Location in Eagle County, Colorado.
- 100% leased IOS asset — 14 tenants, $356,700 gross, NOI $316,593 = 6.81% cap in place; 7.21% pro forma
- Flexible leases by design
- Adjacent to East West Partners' $175M West End — 275 residences under construction next door
- CG zoning
- As-is sale: 24-hr diligence vault, 10-day inspection, 30-day close available
Executive Summary
There are asset classes where you compare comps. Then there are assets with no comp to compare — because there is exactly one.
The Stone Yard is 50,527 SF (1.16 acres) of fully improved, fully occupied commercial industrial outdoor storage in the heart of Edwards, Colorado — the geographic and commercial center of the Vail Valley, minutes from Vail and Beaver Creek. It is the corridor's only stabilized yard of its kind, serving a construction economy that builds some of the most valuable real estate in America and has nowhere else to base the work. The valley floor is a finite ribbon between mountain ranges; the county isn't zoning more of this, and the mountains aren't making more of it.
The income is proven — and the proof is retention. Fourteen tenants producing $316,593 in annualized gross income at 100% occupancy. The roster spans the valley's building trades: masonry, tile, roofing, irrigation, tree service, general contractors, and food-truck vendors — including operators supporting the corridor's largest active construction projects. Here's the number that matters most: not a single tenant has left the yard in more than five years. Demand is so deep that new tenants continue to sign at full asking rates, most recently in August 2026.
The structure is intentional — and it's the buyer's superpower. Every agreement is deliberately short-term. For the income investor, that means continuous mark-to-market re-pricing power in a rising-rent corridor. For the developer, it means something rarer: a 100% occupied, cash-flowing site with a clear, fast path to vacant possession the day your plans are ready. Income today, total flexibility tomorrow — most assets force you to choose; this one was structured so you don't have to.
The timing is a catalyst. East West Partners — the developer behind three decades of the Vail Valley's landmark projects — is constructing The West End on this same US-6 corridor right now: 275 residences, roughly 230,000 square feet, $175 million of private capital, with first residents arriving December 2027. It is the largest development in downtown Edwards' history, and it is remaking the neighborhood around this parcel.
The land carries the upside. Commercial General zoning in unincorporated Eagle County. Heavy retail use. Continuous use since mid-1980s.
OFFER PROCESS: As-is, where-is. Complete diligence vault delivered within 24 hours of CA execution: September/October rent roll, subdivision plat, title commitment, site documentation. 10-day inspection. 30-day close available. Offers reviewed as received — seller reserves the right to accept a qualifying offer at any time. Development concept plans convey to qualified buyer under NDA.
$4,650,000. The income is your margin of safety. The scarcity is your thesis. And nobody is making more Edwards.
Matterport 3D Tour
Sale Flyer
Financial Summary (Pro Forma - 2026) Click Here to Access |
Annual (CAD) | Annual Per AC (CAD) |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Pro Forma - 2026) Click Here to Access
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per AC | $9.99 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per AC | $9.99 |
| Taxes (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per AC | $9.99 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per AC | $9.99 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per AC | $9.99 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per AC | $9.99 |
Property Facts
1 Lot Available
Lot Lot 1
| Price | $6,407,700 CAD | Lot Size | 1.16 AC |
| Price Per AC | $5,523,879.39 CAD |
| Price | $6,407,700 CAD |
| Price Per AC | $5,523,879.39 CAD |
| Lot Size | 1.16 AC |
1.16 AC fully improved yard — 100% leased, 14 tenants, $356,700 gross, $316,593 NOI, 6.81% in-place cap. Anchor GC prepaid through 9/30/27. Seller financing: 25% down, 7% fixed, 10-yr note. CG zoning (Eagle County). Heavy retail commercial now.
Description
THE STONE YARD — VAIL VALLEY'S ONLY STABILIZED COMMERCIAL INDUSTRIAL OUTDOOR STORAGE (IOS) ASSET $4,650,000 · 1.16 AC / 50,527 SF · 100% Leased · 6.81% In-Place Cap · Seller Financing Preferred The Stone Yard is the Vail Valley's only stabilized commercial industrial outdoor storage (IOS) and contractor yard — 1.16 acres of flat, fenced, income-producing commercial land on US Highway 6 in Edwards, Colorado, minutes from Beaver Creek and Vail on the I-70 corridor and directly adjacent to East West Partners' $175 million West End project (275 residences, first residents December 2027) now under construction. Fourteen tenants use the yard for contractor laydown, equipment and materials storage, fleet and truck parking, and service-business operations — the scarcest land use in a resort market that never stops building. FRESHLY IMPROVED INCOME — AUGUST 2026. The anchor tenant — a major regional general contractor staging the adjacent corridor project — just extended leasing. THE NUMBERS. 14 tenants — 100% leased, zero vacancy in 5+ years. Gross scheduled income $356,700/yr ($29,725/mo). In-place NOI $316,593 — a 6.81% cap at list. Pro forma 2027 NOI $335,324 — 7.21%. Thirteen of tenancies are month-to-month: re priceable to market on 30 days' notice, or deliverable vacant for redevelopment. SELLER FINANCING — 25% DOWN. Owner will carry for a qualified buyer: 25% down ($1,162,500), 7% fixed, 10-year note, secured by a first deed of trust with personal and corporate guaranties. At in-place NOI the income covers the note at 1.30× interest-only — control the Vail Valley's only industrial yard for $1.16M down while the income carries the debt. ZONING & UPSIDE. Commercial General (Eagle County), mapped Commercial ("C"). Years of heavy retail and continuous use on-site. PROCESS. Offered as-is; CA-gated data room (certified rent roll, income & expense statement, form PSA) pre-assembled for fast diligence — 10-day inspection / 30-day close capability, ideal for 1031 exchange timelines. 2.5% buyer-broker co-op.
Property Taxes
| Parcel Number | R015475 | Total Assessment | $432,212 CAD (2025) |
| Land Assessment | $432,212 CAD (2025) | Annual Taxes | -$1 CAD |
| Improvements Assessment | $0 CAD (2025) | Tax Year | 2026 Payable 2026 |
Property Taxes
Sale Advisors
Sale Advisors
Doug Landin,
Broker
One of the most popular residential real estate brokers in the Vail Valley known both for his personal style and his extensive knowledge of the area Doug's connection to Vail dates back to 1975 when he became a ski instructor for Vail Resorts (and taught skiing full time then part time for the next 23 years).
Based in 230 Bridge Street office, Doug has been a real estate broker for more than 29 years. He has extensive experience working with both buyers and sellers in Vail Village, Beaver Creek, Bachelor Gulch, Cordillera, Arrowhead and Eagle Ranch among other Vail Valley areas.
A Slifer Smith & Frampton top producer for multiple years, Doug was honored to be named Chairman of the Vail Board of Realtors in 2011 and Vice President for the Colorado Association of Realtors Mountain District in 2014. Doug was a VBR Realtor of the year in 2015.
Recipient of the Jo Brown Community Service Award for his involvement in business and community events, Doug has been an active member of the Rocky Mountain Resort Alliance and has served on the Fly Summer Vail committee among other activities. He is the founder of the Vail Automotive Classic (VailAutomotiveClassic.com) the premier automotive gathering in the Colorado Rockies and a notable charity fundraiser.
Married with two daughters, Doug lives in Eagle Ranch and is an avid skier. He enjoys cycling, golf and everything outdoors. He takes great pleasure in introducing new "locals" to the fabulous recreational activities and wonderful lifestyle opportunities that abound throughout the Vail Valley.
Presented by
Wins Parking
33885 U.S. 6 - The Stone Yard — Vail Valley Commercial Land
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