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    614 Rose St Georgetown, CO 80444

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    For Sale
    Contact for pricing

    Boutique Hotel, 8% Cap Rate, High ROI Potential

    Property size:
    4,120 SF

    Property Features for 614 Rose St

    General Information

    Property type
    Hotels
    Square Feet
    4,120 SF
    Lot Size
    8,276 SF

    Building Details

    Year Built/Renovated
    1875/2024
    Buildings
    2
    Stories
    3

    We can help!

    Listing Contact
    Darla Greenwaldt
    Darla Greenwaldt

    Listing Agent: Darla Greenwaldt

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

    Learn more

    Overview

    This exceptional investment opportunity presents the St. James Hotel, a beautifully renovated boutique hotel nestled in historic Georgetown, Colorado. Built in 1875 and completely renovated in 2024, this charming property boasts 4,120 square feet across two buildings and three stories. The hotel features five keys, each with multiple bedrooms and en-suite bathrooms featuring large clawfoot soaking tubs. Guests enjoy a shared kitchen and dining area, adding to the unique experience. The property includes six parking spaces per key, a modern fire suppression system, and updated plumbing and electrical systems. The 0.19-acre lot is zoned SUP. A June 2024 appraisal valued the property at $1.52 million, with projections indicating potential value increases to $1.7 million within a year and $2 million over five years. The current asking price is $1,450,000, representing a strong 8% cap rate and a pro-forma cap rate of 10%, with a current NOI of $112,000 and a pro-forma NOI of $132,000. The business and real estate are included in the sale, and an SBA loan is assumable with a second mortgage permitted for the buyer. This is a rare chance to acquire a thriving, historically significant hotel with significant upside potential in a desirable Colorado location.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hotels

    Suggested Use

    Building Supply Big Box & Wholesale Store Auto Parts Store Department Store Skin Care Clinic Dental Office Garden Center Auto Repair Shop Furniture & Home Goods Car Rental Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Georgetown
    County
    Clear Creek
    State
    Colorado
    Longitude
    -105.696675
    Latitude
    39.7067636

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    FAQs

    What type of property is this?
    Hotel - Boutique Hotel, 8% Cap Rate, High ROI Potential
    Where is this hotel located?
    The property is located at 614 Rose St Georgetown, CO.
    What is the asking price?
    The asking price for this property is $1,450,000.
    What are key features of this property?
    This property features: Business and real estate included in sale; SBA loan assumable with second mortgage permitted.; June 2024 appraisal: $1.52M; projected value increase to $1.7M within one year and $2M within five years.; 8% current cap rate; 10% pro-forma cap rate; $112,000 current NOI; $132,000 pro-forma NOI.
    (303) 514-8740 Call to check price and availability
    Request Owner's contact information
    614 Rose St Georgetown, CO 80444
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    Georgetown, CO 80444
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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
    614 Rose St Georgetown, CO 80444
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    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Darla Greenwaldt
    Darla Greenwaldt
    Real Estate License ID: ER40021773
    (303) 514-8740
    Learn more
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