33885 U.S. 6
Edwards, CO 81632

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.