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    Grand Lake Restaurant & Retail Title is generated by Realmo AI

    629 Grand Ave, Grand Lake, CO 80447

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    Restaurant or retail opportunity with employee housing in Grand Lake.

    Type:Retail
    Property size:
    3,000 SF
    Price / SF:
    $299/SF
    Added:
    Nov 14, 2024
    Days on Market:
    570
    Last Refresh:
    May 12 at 8:34 pm

    Property Features for 629 Grand Ave

    General Information

    Standard status
    Active
    Size
    3,000 SF
    Property subtype
    Retail

    We can help!

    Listing Contact
    Donna Ready

    Listing agent Donna Ready License #208501

    Listing office Mountain Lake Properties

    Listing date Nov 14, 2024

    Source Crexi

    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 Mountain Lake Properties

    HighLights

    • Prime location at the entrance/exit of Rocky Mountain National Park and Grand Lake
    • On‑site employee housing available in a 2200 sq ft home
    • No franchise fees, offering greater control and profit potential
    • Reduced price to $898,000, allowing for renovations
    • Equipped kitchen and indoor seating (984 sq ft) ready for restaurant operation
    • Great view of Mount Baldy from outdoor seating area

    Overview

    Located at the west entrance of Rocky Mountain National Park and the year-round resort of Grand Lake, Colorado, this property presents an opportunity for a restaurant or retail business. The property includes a restaurant space with an equipped kitchen and approximately 984 square feet of indoor seating. Customers can enjoy views of Mount Baldy from the outdoor seating area, situated at the beginning of Grand Lake's boardwalk. The property also features a large home, built in 1989 with a passive solar design, offering approximately 2200 square feet of space. The mid-level includes a living area, kitchen, dining space, sunroom, and a large bathroom. The upper level contains two bedrooms, a second bathroom, and another sunroom. The lower level is primarily for storage but offers potential for additional living space. The property provides ample parking and is positioned to capture traffic entering and leaving town. This location offers the potential to provide employee housing on-site, which can be negotiated as part of employee compensation. The property has no association or covenants. The property is a fixer-upper, ready for its new incarnation.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Map

    City
    Grand Lake
    County
    Grand
    State
    Colorado
    Longitude
    -105.882
    Latitude
    40.2938

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    FAQs

    What type of property is this?
    Conventional restaurant - Restaurant or retail opportunity with employee housing in Grand Lake.
    Where is this conventional restaurant located?
    The property is located at 629 Grand Ave Grand Lake, CO.
    What is the asking price?
    The asking price for this property is $898,000.
    What are key features of this property?
    This property features: Prime location at the entrance/exit of Rocky Mountain National Park and Grand Lake; On‑site employee housing available in a 2200 sq ft home; No franchise fees, offering greater control and profit potential
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Donna Ready
    Real Estate License ID: 208501
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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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