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    Fly Fishing Business Opportunity Title is generated by Realmo AI

    953 Park Ave, Pagosa Springs, CO 81147

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    Successful fly shop and guide service in Southern Colorado.

    Type:Business for Sale
    Property size:
    1,500 SF
    Price / SF:
    $183/SF
    Added:
    Feb 10, 2026
    Days on Market:
    92
    Last Refresh:
    Mar 17 at 1:15 pm

    Property Features for 953 Park Ave

    General Information

    Standard status
    Active
    Size
    1,500 SF
    Property subtype
    Business for Sale

    We can help!

    Listing Contact
    Tony Kaufman

    Listing agent Tony Kaufman License #FA100086159

    Listing office Jann C Pitcher

    Listing date Feb 10, 2026

    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 Jann C Pitcher

    HighLights

    • Established Fly‑Fishing Business: Proven 7‑year track record with retail sales, gear rentals, guided trips, and an online store.
    • Prime Location: Heart of the San Juan Mountains, near the Rio Grande River and San Juan National Forest.
    • Turn‑Key Operation: Includes existing fly shop inventory for immediate operation.
    • Strong Client Base: Benefits from a strong repeat clientele drawn to world‑class trout waters.
    • Profitable Guided Trips: Averages approximately 230 guided fly‑fishing trips per season with 7 professional guides.
    • Operational Flexibility: The shop space is currently leased.

    Overview

    This is an opportunity to own a fly-fishing business in Southern Colorado. Williams Creek Angler, located in the heart of the San Juan Mountains, has a 7-year track record of retail sales, fly fishing gear rentals, guided fly-fishing trips, and an online store. The business operates with 7 professional fly-fishing guides and averages approximately 230 guided fly-fishing trips per season on the Rio Grande River and throughout the San Juan National Forest. This fly fishing guide service has repeat clientele, drawn by trout waters, mountain scenery, and customer experiences. The shop space is currently leased, offering operational flexibility, and the existing fly shop inventory is included in the business sale, making this a turn-key fly-fishing business opportunity. The property size is 1500 square feet. This offering combines lifestyle and income in one of the most desirable fly-fishing destinations in Colorado. The property is located at 953 Park Ave, Pagosa Springs, CO 81147.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Style Ranch Salon Hair Salon Forrest Tails Animal Training Altitude Defense, Inc Gun Shop Elam Construction Inc General Contractor

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Pagosa Springs
    County
    Archuleta
    State
    Colorado
    Longitude
    -107.082081
    Latitude
    37.25906

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    FAQs

    What type of property is this?
    Specialty property - Successful fly shop and guide service in Southern Colorado.
    Where is this specialty property located?
    The property is located at 953 Park Ave Pagosa Springs, CO.
    What is the asking price?
    The asking price for this property is $275,000.
    What are key features of this property?
    This property features: Established Fly‑Fishing Business: Proven 7‑year track record with retail sales, gear rentals, guided trips, and an online store.; Prime Location: Heart of the San Juan Mountains, near the Rio Grande River and San Juan National Forest.; Turn‑Key Operation: Includes existing fly shop inventory for immediate operation.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Tony Kaufman
    Real Estate License ID: FA100086159
    Learn More
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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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