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    Unique Mountain View Property Title is generated by Realmo AI

    47632 Highway 550, Durango, CO 81301

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    For Sale
    $5,900,000

    Rare property with mountain views, private lake, near Purgatory.

    Type:Farm / Mixed Use
    Property size:
    1,852 SF
    Lot size:
    78.74 Acres
    Price / SF:
    $3,185/SF
    Added:
    Sep 30, 2023
    Days on Market:
    980
    Last Refresh:
    Mar 13 at 4:58 pm

    Property Features for 47632 Highway 550

    General Information

    Standard status
    Active
    Size
    1,852 SF
    Lot size
    78.74 Acres
    Property subtype
    Farm / Mixed Use

    Building Details

    Year Built
    1924

    We can help!

    Listing Contact
    Shelly Lester

    Listing agent Shelly Lester License #40023025

    Listing office Dreamcatcher Properties, LLC

    Listing date Sep 30, 2023

    Source Compass

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

    All listing content including descriptions, pricing, images are the copyrighted material of Dreamcatcher Properties, LLC

    HighLights

    • 78.74 acre property bordering National Forest with private spring‑fed lake.
    • Prime location 1.5 miles from Purgatory Ski Area and golf courses.
    • Suitable for livestock and agriculture with fenced pasture and multiple wells.
    • Historical significance: homesteaded in the 1800s, never before offered for sale.
    • Large lodge (1852 sq ft living area) with remodel potential.
    • Zoned agriculture with potential for Bed and Breakfast.

    Overview

    This rare property offers incredible mountain views and a private lake. Located approximately one and a half miles from Purgatory Ski Area and golf courses, it provides access to hiking and biking trails. The property includes a large lodge suitable for remodeling, potentially serving as a bed and breakfast. The spring-fed lake can be stocked with fish, and the property has two domestic wells. An original barn, dating back to the 1800s, is also present. The acreage allows for livestock and the cultivation of organic food. The property is completely fenced and borders the national forest service on one side. It features a historical home and outbuildings. The land, homesteaded in the 1800s, has remained under the same family ownership since then. The property, zoned for agriculture, includes fencing and borders the National Forest. Lot features include many trees, a meadow, mountainous terrain, rock outcroppings, a secluded setting, and suitability for grazing. The south side of the ranch contains a parcel with 18.43 acres, contributing to the total acreage of 78.74 acres. The lot size is 3429914 square feet. Accessibility features include deciduous trees, rock outcroppings, and adjacency to a pond/lake and the National Forest. The property also offers cross country skiing opportunities. The property size is 1852 square feet.
    Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Restaurant Building Supply Auto Parts Store Hotel & Motel Bar & Pub Electrical Service Travel Agency Bed & Breakfast Catering Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Durango
    County
    La Plata
    State
    Colorado
    Longitude
    -107.8152284
    Latitude
    37.6077234

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    FAQs

    What type of property is this?
    Farm - Rare property with mountain views, private lake, near Purgatory.
    Where is this farm located?
    The property is located at 47632 Highway 550 Durango, CO.
    What is the asking price?
    The asking price for this property is $5,900,000.
    What are key features of this property?
    This property features: 78.74 acre property **bordering National Forest with private spring‑fed lake.**; **Prime location** 1.5 miles from Purgatory Ski Area and golf courses.; Suitable for livestock and agriculture with fenced pasture and multiple wells.
    (719) 580-2330
    We can help!
    Listing Contact
    Shelly Lester
    Real Estate License ID: 40023025
    Learn More
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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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