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    2579 County Road 308 Idaho Springs, CO 80452

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    Two manufactured housing communities in Lawson and Empire, Colorado.

    Lot size:
    13.99 Acres

    Property Features for 2579 County Road 308

    General Information

    Standard status
    Active
    Lot size
    13.99 Acres

    We can help!

    Listing Contact
    Glenn Esterson
    Source: Crexi

    Listing Agency: Marcus & Millichap - Charlotte Uptown Listing Agent: Glenn Esterson

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

    Learn more

    Overview

    Cash-Flowing Mountain Housing Investment

    This offering features a portfolio of two manufactured housing communities located in Lawson and Empire, Colorado, along the I-70 corridor. The properties consist of 38 total units. The unit mix includes manufactured home lots, single-family homes, and apartment units. The communities are located east of Denver, connecting the Denver Metro Area to Summit County. Lawson and Empire serve as workforce and commuter housing hubs, benefiting from proximity to outdoor recreation, tourism-driven employment, and regional trade. The area faces housing supply constraints due to zoning restrictions, limited land availability, and high replacement costs. The portfolio includes 17 tenant-owned homes (TOH), 1 vacant lot, 6 occupied apartment-style units, and 1 vacant apartment-style unit at Western Inn, along with 7 TOH, 1 rent-to-own (RTO) unit, and 5 occupied apartment-style units at Empire Junction. There is limited vacancy across the portfolio. Water, sewer, and trash services are included in the rent. Roads are privately maintained. Western Inn is serviced by private water and public sewer, while Empire Junction utilizes septic. Trash service is provided via dumpsters at both parks. Empire Junction has flood exposure affecting a few lots, while Western Inn is not in any flood zone. The properties are not located in an Opportunity Zone. The portfolio presents an opportunity for investors to acquire scale in a high-barrier-to-entry Colorado market.
    Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Suggested Use

    Real Estate Agency Hair Salon Nail Salon Gym & Fitness Center Skin Care Clinic Discount Store Grocery & Convenience Store Travel Agency Acupuncture Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Idaho Springs
    County
    Clear Creek
    State
    Colorado
    Longitude
    -105.629844
    Latitude
    39.764698

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    FAQs

    What type of property is this?
    Mobile home & RV park - Two manufactured housing communities in Lawson and Empire, Colorado.
    Where is this mobile home & rv park located?
    The property is located at 2579 County Road 308 Idaho Springs, CO.
    What are key features of this property?
    This property features: - High-demand location in Colorado's I-70 mountain corridor with limited housing supply.; - Significant value-add opportunity through rent increases, with potential to increase the cap rate from 8.01% to approximately 10%.; - Immediate and stable cash flow from 38 units with diversified income streams.
    Request Owner's contact information
    2579 County Road 308 Idaho Springs, CO 80452
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    Idaho Springs, CO 80452
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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
    2579 County Road 308 Idaho Springs, CO 80452
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    We can help!
    Listing Contact
    Glenn Esterson
    Real Estate License ID: 355850
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