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    Property profile & analytics

    17100 Highway 550 Montrose, CO 81403

    • Commercial real estate
    • 19.90 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US13-1379017
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 17100 Highway 550

    Lot size
    19.90 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 19.9-acre commercial ranch property in Montrose, Colorado, presents a unique investment opportunity. Located at 17100 Hwy 550, this expansive parcel boasts 570 feet of Uncompahgre River frontage, offering stunning views and recreational potential. The property includes two ponds totaling 0.82 surface acres, multiple natural springs, and over eight acres of irrigated pasture, ensuring abundant water resources. Direct access to federal land expands the possibilities for outdoor activities. Three existing homes, ranging from 894 to 1,836 heated square feet, provide immediate income potential or comfortable living spaces. Three garages and multiple outbuildings offer ample storage and workshop space. Conveniently located just 2.2 miles from Target, this property enjoys excellent highway frontage accessed via a stoplight, providing easy access while maintaining a secluded feel. The property's location within the Montrose growth corridor makes it highly attractive for both residential and commercial development. This unique combination of natural beauty, improved infrastructure, and strategic location makes this a truly remarkable investment opportunity in the desirable Montrose, CO area (zip code 81403).

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Montrose
    County
    Montrose
    State
    Colorado
    Longitude
    -107.8646276
    Latitude
    38.4342869

    Comparable in this City

    • $1,150,000
      640.00 Acres

      Uncompahgre Hunting Ranch: 640 Acres

      Prime Colorado Hunting Ranch; Abundant Wildlife, BLM Access
      0 Tbd, Colona, CO 81403
      View Details
    • $475,000
      35.11 Acres

      Montrose Land Near Black Canyon

      35.11 acres near Black Canyon National Park.
      Tbd Bostwick Park Rd, Montrose, CO 81403
      View Details
    • $475,000
      37.80 Acres

      37.8 Acres Near Black Canyon

      Historic irrigated land near Black Canyon National Park with mountain views.
      Tbd Bostwick Park Rd, Montrose, CO 81403
      View Details
    • $255,000
      2.02 Acres

      Irrigated Land with San Juan Views

      Irrigated building/agriculture lots with San Juan views, near Montrose.
      1 6785 Ct, Montrose, CO 81403
      View Details
    • $2,595,000
      235.00 Acres

      Whispering Pines Ranch, Colorado

      235-acre Colorado ranch, hunting, recreation
      0 Tbd Whispering Pne Government Spg Rd, Montrose, CO 81403
      View Details
    • $696,000
      2,740 SF

      Duplex with Irrigated Farmland

      Duplex on 12.89 acres with heated workshop and farmland.
      62915 Spring Creek Rd, Montrose, CO 81403
      View Details

    Similar Nearby for Sale

    • $1,150,000
      640.00 Acres

      Uncompahgre Hunting Ranch: 640 Acres

      Prime Colorado Hunting Ranch; Abundant Wildlife, BLM Access
      0 Tbd, Colona, CO 81403
      View Details
    • $475,000
      35.11 Acres

      Montrose Land Near Black Canyon

      35.11 acres near Black Canyon National Park.
      Tbd Bostwick Park Rd, Montrose, CO 81403
      View Details
    • $475,000
      37.80 Acres

      37.8 Acres Near Black Canyon

      Historic irrigated land near Black Canyon National Park with mountain views.
      Tbd Bostwick Park Rd, Montrose, CO 81403
      View Details
    • $255,000
      2.02 Acres

      Irrigated Land with San Juan Views

      Irrigated building/agriculture lots with San Juan views, near Montrose.
      1 6785 Ct, Montrose, CO 81403
      View Details
    • $2,595,000
      235.00 Acres

      Whispering Pines Ranch, Colorado

      235-acre Colorado ranch, hunting, recreation
      0 Tbd Whispering Pne Government Spg Rd, Montrose, CO 81403
      View Details
    • $696,000
      2,740 SF

      Duplex with Irrigated Farmland

      Duplex on 12.89 acres with heated workshop and farmland.
      62915 Spring Creek Rd, Montrose, CO 81403
      View Details
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    17100 Highway 550
    Montrose, CO 81403
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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
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