Riverfront Lodging
For Sale
$2,000,000
810 Ave 810 Moraine Ave 810, Estes Park, CO 80517
Multi-building property includes guest accommodations, recreational ponds, and a dedicated venue office.
Property Size9,168 SF
Price / SF$218.15
Days on Market302
Property Features for 810 Ave 810 Moraine Ave 810
General Information
Standard status
Active
Size
9,168 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$26,615
Amenities
Ceiling Fan(s)
3
A
Water
Level
139392.0
River
Out Building, Sidewalks. River Front, Asphalt, US Highway, Easement, Pond, Level.
Building Details
Year Built
1982
Listing Agency:
Intempus Realty
(970) 586-2950
Listed By:
Eric Blackhurst
(970) 586-2950
Source:
Xome
Added: Nov 2, 2025
Changed: Aug 30
Last Checked: Aug 30 at 5:44AM
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 Intempus Realty
Investment Insights
Based on property information with market context.
This resort property comprises two A-zoned parcels with multiple lodging and support improvements. The primary lodge contains 3,748 square feet plus a 1,776-square-foot finished lower level, along with two kitchens, seven bedrooms, and five baths. Additional improvements include a 1,506-square-foot duplex with two-bedroom units, a 1,090-square-foot single-family home, and a 748-square-foot office serving the fishing venue.
Outdoor features include stocked fishing ponds, winter ice-skating, level grounds, river frontage, and an outbuilding. The property is currently used for lodging and was previously operated as a lodge and wedding venue. The duplex and single-family home may accommodate employees. An adjacent 8,366-square-foot event center is also available under the same ownership.
Outdoor features include stocked fishing ponds, winter ice-skating, level grounds, river frontage, and an outbuilding. The property is currently used for lodging and was previously operated as a lodge and wedding venue. The duplex and single-family home may accommodate employees. An adjacent 8,366-square-foot event center is also available under the same ownership.
Key Highlights
- Two parcels zoned A with lodging and recreational improvements
- 3,748‑square‑foot lodge with 1,776‑square‑foot finished lower level
- Lodge includes 2 kitchens, 7 bedrooms, and 5 baths
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
$60,423
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
3.02%
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%
$1,208,460
$1.2M
Cap Rate 7%
$863,186
$863.2K
Cap Rate 9%
$671,367
$671.4K
Market Conditions
NOI Build-Up for 9,168 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
$137.5K $15.00/SF
− Vacancy
−$10.3K −$1.13/SF
EGI
$127.2K $13.88/SF
− OpEx
−$66.8K −$7.28/SF
NOI
$60.4K $6.59/SF
Area
Larimer County, CO
Vacancy
7.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,208,460
Cap Rate 7%
$863,186
Cap Rate 9%
$671,367
Alternative Uses
Best Use
Hotel Hospitality
$863.2K
$755.3K – $1.01M
NOI $60,423 @ 7.0% cap · market cap 3.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.46M
$2.15M – $2.87M
NOI $172,259 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
168
Businesses Nearby
Explore this area
Business Placement
Demographics for 80517, CO
9,720
Population
7,043
Households
1.4
Avg Household Size
55
Median Age
55%
College-Educated
97%
High-School Grad
297.2 sq mi
ZIP Area
33
Density / Sq Mi
$89,659
Median Household Income
$40,919
Median Earnings
$1,451
Median Rent
$670,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Multi-building property includes guest accommodations, recreational ponds, and a dedicated venue office.
Where is this resort located?
The property is located at 810 Ave 810 Moraine Ave 810 Estes Park, CO.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Two parcels zoned A with lodging and recreational improvements; 3,748‑square‑foot lodge with 1,776‑square‑foot finished lower level; Lodge includes 2 kitchens, 7 bedrooms, and 5 baths
