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    Andrea L Cox, Grand Lake, CO

    License ID: SB01300755
    Years of Experience
    33
    Languages
    English
    Association
    Grand County Board Of Realtors Inc

    Contact details

    Phone:
    (970) 531-0804
    Office Address:
    728 Grand Ave, Grand Lake, Colorado, 80447

    Performance

    Listings
    19
    Total transactions
    214
    Total transactions amount
    $85M
    Price range
    $139k - 1.2M
    Average price
    $397k

    Listings

    For Sale (19)

    View map
    • $169,900
      0.40 Acres

      Granby Ranch Homesite with Mountain Views

      Serene homesite with mountain views and Granby Ranch amenities.
      1368 Lower Ranch View Rd, Granby, CO 80446
      View Details
    • New
      $575,000
      0.60 Acres

      Colorado Riverfront Land with Cabin

      Rare riverfront land with cabin on the Colorado River.
      12081 Us Highway 34, Grand Lake, CO 80447
      View Details
    • $79,900
      0.50 Acres

      Grand Lake Land Near Recreation

      Half acre lot near National Forest and Lake Granby.
      52 Gcr 4482, Grand Lake, CO 80447
      View Details
    • $245,000
      0.88 Acres

      Grand Lake Homesite Opportunity

      0.88-acre homesite near Grand Lake, Colorado.
      50 Lazy Ln, Grand Lake, CO 80447
      View Details
    • $329,000
      5.23 Acres

      Grand Lake View Homesite

      Breathtaking 5+ acre view parcel in Grand Lake, Colorado.
      93 Gcr 493, Grand Lake, CO 80447
      View Details
    • $199,000
      0.92 Acres

      Wooded Lot Near Grand Lake

      Wooded 0.92 acre lot near Grand Lake, Colorado.
      63 Gcr 499, Grand Lake, CO 80447
      View Details
    • $1,395,000
      0.29 Acres

      Shadow Mountain Lakefront Land Opportunity

      Rare lakefront lot with protected views and easy water access.
      48 Gcr 691, Grand Lake, CO 80447
      View Details
    • $425,000
      1.99 Acres

      Grand Lake Acreage Homesite

      Two-acre homesite with mountain views and recreational access.
      Gcr 471, Grand Lake, CO 80447
      View Details
    • $425,000
      1.98 Acres

      Grand Lake Equestrian Homesite Opportunity

      Two-acre homesite with mountain views, equestrian use, and utilities.
      Gcr 471, Grand Lake, CO 80447
      View Details
    • $425,000
      2.19 Acres

      Grand Lake Horse Property Homesite

      Two-acre homesite in Grand Lake, allowing horses and ADU.
      Gcr 471, Grand Lake, CO 80447
      View Details
    • $425,000
      2.21 Acres

      Two-Acre Homesite in Grand Lake

      Two-acre homesite with mountain views, suitable for equestrian use.
      Gcr 471, Grand Lake, CO 80447
      View Details
    • $153,000
      Pending

      Grand Lake Tourist Zoned Land

      0.4 acre lot suitable for residential or commercial use.
      92 Gcr 443, Grand Lake, CO 80447
      View Details
    • New
      $175,000
      Pending

      Land Backing Rocky Mountain National Park

      Large lot backing to Rocky Mountain National Park near Grand Lake.
      265 Gcr 4941, Grand Lake, CO 80447
      View Details
    • $1,550,000

      Longview Land with Retail Potential

      11.6 acres in north Longview with potential for retail.
      3900 Judson Rd, Longview, TX 75605
      View Details
    • $425,000

      Grand Lake Land with Views

      Two-acre lot near golf, lakes, and national forest.
      Tbd Gcr 471 #4, Grand Lake, CO 80447
      View Details
    • $425,000

      Grand Lake Treed Land Parcel

      Two-acre lot near Grand Lake Golf Course and National Forest.
      Tbd Gcr 471 #1, Grand Lake, CO 80447
      View Details
    • $153,000

      Tourist Zoned Lot with Garage

      0.4 acre lot zoned for tourist use with garage.
      92 Gcr 443, Grand Lake, CO 80447
      View Details
    • $405,000

      Recreational Land Near Grand Lake

      Land with garage near Rocky Mountain National Park.
      110 Gcr 4933, Grand Lake, CO 80447
      View Details
    • $329,000

      Grand Lake View Land Parcel

      Five-acre land parcel with panoramic views and utilities.
      93 Tracy Dr, Grand Lake, CO 80447
      View Details

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    Andrea L Cox, Grand Lake, CO
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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