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    RV-Ready Recreation Land Lot Title is generated by Realmo AI

    1451 Spruce Road, Cimarron, CO 81220

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    For Sale
    $145,000

    RV-ready lot with electric, septic, and water hydrant plus an insulated storage shed.

    Type:LAND / Mountain Property
    Lot size:
    0.75 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 6 at 1:54 am

    Property Features for 1451 Spruce Road

    General Information

    Standard status
    Active
    Lot size
    0.75 Acres
    Property subtype
    LAND / Mountain Property

    We can help!

    Listing Contact
    Tammy Bensley

    Listing agent Tammy Bensley License #II100078724

    Listing office Arrowhead Seven Ten

    Listing date Jun 1, 2026

    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 Arrowhead Seven Ten

    HighLights

    • 3/4‑acre lot with sloped topography and views of the San Juan Mountains to the south
    • RV‑ready setup with easy access on and off the filing road
    • Utilities in place: electric pedestal, septic, and frost‑free water hydrant
    • Includes a 10' x 20' insulated shed with electricity, small loft area, small refrigerator, and phone line
    • Seasonal access to the property; winter access is by snowmobile or tracked UTV and managed by the HOA

    Overview

    This sale offering is a 3/4-acre recreation land lot set up for RV use, with utilities already in place. The property includes an electric pedestal, septic system, and a frost-free hydrant for water. An insulated 10' x 20' shed with electricity is also on site, featuring a small loft area, a small refrigerator, and a phone line, making it useful for storage and additional setup needs.

    Access is seasonal, providing practical planning for weekend and recreational use. Summer use includes the ability to access the filing road to enter and exit the property, with opportunities nearby for dining and live music at Arrowhead Mountain Lodge. The area also supports fishing and boating on Blue Mesa Reservoir and Arrowhead waters (property owners only), along with outdoor trail riding using UTVs, ATVs, or bikes.

    For buyers, the site is positioned as both an RV-ready camping base and a potential building site, given the existing utility infrastructure and on-site storage. Winter access is managed by the HOA and is available by snowmobile or tracked UTV only, supporting off-season recreation within the Arrowhead area.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Real Estate Agency Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Cimarron
    County
    Montrose
    State
    Colorado
    Longitude
    -107.3675066
    Latitude
    38.335296

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    FAQs

    What type of property is this?
    Recreation land - RV-ready lot with electric, septic, and water hydrant plus an insulated storage shed.
    Where is this recreation land located?
    The property is located at 1451 Spruce Road Cimarron, CO.
    What is the asking price?
    The asking price for this property is $145,000.
    What are key features of this property?
    This property features: 3/4‑acre lot with sloped topography and views of the San Juan Mountains to the south; RV‑ready setup with easy access on and off the filing road; Utilities in place: electric pedestal, septic, and frost‑free water hydrant
    (970) 862-8271
    We can help!
    Listing Contact
    Tammy Bensley
    Real Estate License ID: II100078724
    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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    1451 Spruce Road, Cimarron, CO 81220
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