Versatile Property with Assisted Living
For Sale
$975,000
55 Pauma Valley Dr, Colorado Springs, CO 80921
Spacious property zoned for mixed-use, senior housing, or bed & breakfast.
Property Size5,974 SF
Price / SF$163.21
Days on Market145
Property Features for 55 Pauma Valley Dr
General Information
Standard status
Active
Size
5,974 SF
Building Details
Year Built
1994
Listing Agency:
REMAX PROPERTIES
Listed By:
Charles T. Brown · License #153991
(719) 641-3434
Source:
Teamuniteddenver
Added: Apr 21
Changed: Sep 10
Last Checked: Sep 12 at 11:59AM
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 REMAX PROPERTIES
Investment Insights
Based on property information with market context.
This property, zoned R-6000, offers flexible use potential, including bed and breakfast, mixed-use, or senior housing. Previously approved and operated as an assisted living residence, it presents a unique opportunity for a wide range of residential, multi-generational, or income-producing uses. This raised ranch features 8 bedrooms and 7 bathrooms across two levels. The upper level serves as private family quarters with 3 bedrooms and 2.5 baths. It also includes a spacious great room anchored by a striking stone fireplace, a large kitchen with abundant workspace and storage, and a casual dining area. Additional highlights include a dedicated home office, convenient laundry area, and a back patio. The walk-out lower level features 5 bedrooms and 3.5 baths, a second laundry room, a large family room, and a versatile game room with potential for a future in-home theater or recreation space. A generously sized kitchenette enhances functionality. An elevator connects both floors in addition to a traditional staircase. The home features 36-inch doorways, open-concept living spaces, and durable solid surface flooring throughout. All bathrooms are wheelchair accessible except the primary bath. The oversized garage offers tandem parking for multiple additional vehicles. The lot has undergone fire mitigation clearing, improving safety while maintaining the natural landscape. Neighboring properties are well positioned, preserving privacy and unobstructed views.
Key Highlights
- Zoned R‑6000 with flexible use potential: Bed & Breakfast, Mixed Use, or Senior Housing
- Previously approved and operated as an assisted living residence
- 8 bedrooms and 7 bathrooms across two levels with elevator access**
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$72,514
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.44%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,450,280
$1.5M
Cap Rate 7%
$1,035,914
$1.0M
Cap Rate 9%
$805,711
$805.7K
Market Conditions
NOI Build-Up for 5,974 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$139.1K $23.28/SF
− Vacancy
−$7.2K −$1.21/SF
EGI
$131.8K $22.07/SF
− OpEx
−$59.3K −$9.93/SF
NOI
$72.5K $12.14/SF
Area
Colorado Springs, CO
Vacancy
5.20%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,450,280
Cap Rate 7%
$1,035,914
Cap Rate 9%
$805,711
Alternative Uses
Best Use
Apartment 5plus
$1.04M
$906.4K – $1.21M
NOI $72,514 @ 7.0% cap · market cap 7.44%
Second Best
Hotel Hospitality
$330.8K
$289.4K – $385.9K
NOI $23,155 @ 7.0% cap · market cap 2.37%
Theoretical Best
Specialty Retail
$1.18M
$1.03M – $1.38M
NOI $82,585 @ 7.0% cap · market cap 8.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
98
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 80921, CO
25,158
Population
10,412
Households
2.4
Avg Household Size
41
Median Age
64%
College-Educated
98%
High-School Grad
49.0 sq mi
ZIP Area
513
Density / Sq Mi
$143,996
Median Household Income
$70,422
Median Earnings
$2,212
Median Rent
$647,600
Median Home Value
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Spacious property zoned for mixed-use, senior housing, or bed & breakfast.
Where is this assisted living facility located?
The property is located at 55 Pauma Valley Dr Colorado Springs, 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: Zoned R‑6000 with flexible use potential: Bed & Breakfast, Mixed Use, or Senior Housing; Previously approved and operated as an assisted living residence; 8 bedrooms and 7 bathrooms across two levels with elevator access**
