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    33040 Poudre Canyon Rd Bellvue, CO 80512

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    For Sale
    $975,000

    5.6-acre mountain retreat with cabins, RV sites, and more.

    Lot size:
    5.44 Acres

    Property Features for 33040 Poudre Canyon Rd

    General Information

    Property type
    Commercial
    Standard status
    Active
    Lot size
    5.44 Acres

    Building Details

    Year built
    1960

    We can help!

    Listing Contact
    Louise Creager
    Source: Elliman

    Listing Agency: RE/MAX Alliance-FTC South Listing Agent: Louise Creager

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Poudre Canyon Mountain Retreat

    This 5.6-acre property in the Poudre Canyon presents a rare opportunity, featuring a grandfathered permit. The site includes five remodeled themed cabins, ten RV sites with full hookups, and additional tent sites. A bathhouse serves guests year-round, with an additional one for summer use. An amphitheater provides a unique space for gatherings against the canyon backdrop, suitable for weddings, reunions, music events, or business meetings. Cozy outdoor seating areas offer quiet spaces to enjoy the views. The spacious main house allows for year-round living or on-site management. Guests can enjoy stargazing, wildlife viewing, and immediate access to Roosevelt National Forest for activities such as trails, photography, fishing, hiking, horseback riding, or hunting. The Cache la Poudre River, a designated Wild & Scenic River in Colorado, is located across the road, offering angling and recreation. Nearby winter activities include snowshoeing and cross-country skiing. Red Feather Lakes is a short drive away, providing further access to recreational activities. With established infrastructure, including roads, utilities, cabins, and RV sites, this property is versatile. It can operate as a campground, corporate retreat, or private legacy retreat. Its grandfathered status provides rare rights, making it a scarcity-driven opportunity. Located approximately one hour from Fort Collins, the property combines mountain charm with income potential.
    Location Intelligence

    Current Use by Public Records

    CanyonSide Campground Campground & RV Park

    Suggested Use

    Restaurant Real Estate Agency Hotel & Motel Electrical Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Bellvue
    County
    Larimer
    State
    Colorado
    Longitude
    -105.61127
    Latitude
    40.697697

    Nearby Similar for Sale

    • $5,320,000
      1,834 SF

      Rist Canyon Ranch Retreat

      563-acre ranch near Fort Collins with home, shop, and horse facilities.
      14884 Rist Canyon Rd, Bellvue, CO 80512
      View Details

    FAQs

    What type of property is this?
    Campground - 5.6-acre mountain retreat with cabins, RV sites, and more.
    Where is this campground located?
    The property is located at 33040 Poudre Canyon Rd Bellvue, CO.
    What is the asking price?
    The asking price for this property is $975,000.
    What are key features of this property?
    This property features: - Grandfathered permit for campground with 5 remodeled cabins and 10 RV sites with full hookups, offering immediate income potential.; - 5.6-acre mountain property with established infrastructure suitable for various uses.; - Direct access to Roosevelt National Forest and the Cache la Poudre River for unparalleled outdoor recreation.
    (877) 412-4811
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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.

    More about this property
    33040 Poudre Canyon Rd Bellvue, CO 80512
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    We can help!
    Listing Contact
    Louise Creager
    Real Estate License ID: FA100027179
    (877) 412-4811 (970) 217-6843 (970) 226-3990
    Learn more
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