33885 U.S. 6 - The Stone Yard — Vail Valley Commercial Land 1.16 Acres of Commercial Land Offered at $4,650,000 in Edwards, CO 81632

One of One: The Vail Valley's Only Contractor Yard (With Major Development Potential) — 100% Leased, Zero Departures in 5+ Years
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 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 $274,440 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 July 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 — among the county's broadest by-right use tables — with Mixed-Use Corridor (MXC) designation proposed under the county's land-use rewrite. Approved 2022 Minor Type A Subdivision on record. CDOT highway access in place. Adjacent to the permanently protected Eagle River Preserve: your neighbor is open space, forever.
OFFER PROCESS: As-is, where-is. Complete diligence vault delivered within 24 hours of CA execution: certified rent roll (July 2026), 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.