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    4506 Parmalee Gulch Rd Indian Hills, CO 80454

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    4506 Parmalee Gulch Rd Indian Hills, CO 80454

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    • Land
    • 9.06 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 4506 Parmalee Gulch Rd

    Lot size
    9.06 lot acres
    Property type
    Land
    Property subtype
    Industrial properties

    Description

    This exceptional 9.06-acre industrial land parcel in Jefferson County, Colorado, presents a unique investment opportunity. Located at 4506 Parmalee Gulch Rd, Indian Hills, CO 80454, this property is comprised of four adjacent lots (J, K, L, & M) offering diverse zoning options. Lots J, L, and M are zoned C-1, allowing for a variety of commercial uses, while Lot K boasts I-2 zoning, suitable for heavier industrial applications. The land boasts nine available water taps, simplifying development. While currently separated by three county right-of-ways, there's potential to acquire these easements, creating a contiguous ±11.02-acre site. Strategically situated in the Rocky Mountain foothills, a mere 35 minutes west of Denver and near the vibrant Evergreen community, this location offers unparalleled access and visibility. The property's proximity to Parmalee Elementary School and the Indian Hills Fire Department adds to its appeal. Parmalee Gulch Road, the main artery connecting Highway 285 to Evergreen and surrounding areas, ensures excellent connectivity. The affluent area, with an average household income exceeding $172,177 within a 5-mile radius, presents a strong market for development. The asking price is $2,500,000, with a land value of $6 per square foot. The APN is 50-071-01-026, and the ownership is fee simple. This property offers significant potential for various commercial and industrial ventures.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Indian Hills
    County
    Jefferson
    State
    Colorado
    Longitude
    -105.264
    Latitude
    39.6381

    Comparable in this City

    • Value Estimation
      $900,000
      3,037 SF

      4416 Parmalee Gulch Rd

      WAREHOUSE, STORAGE • 3,037 SF
      4416 Parmalee Gulch Rd, Indian Hills, CO 80454
      View Details
    • Value Estimation by Request
      2,040 SF

      5510 Parmalee Gulch Rd

      OFFICE BUILDING • 2,040 SF
      5510 Parmalee Gulch Rd, Indian Hills, CO 80454-5115
      View Details
    • Value Estimation by Request
      636 SF

      5793 Santa Clara Rd

      CAMPGROUND, RV PARK • 636 SF
      5793 Santa Clara Rd, Indian Hills, CO 80454-5138
      View Details
    • Value Estimation by Request
      1,964 SF

      5381 Parmalee Gulch Rd

      PROFESSIONAL CLUBS/ASSOCIATIONS • 1,964 SF
      5381 Parmalee Gulch Rd, Indian Hills, CO 80454-5113
      View Details
    • Value Estimation by Request
      1,585 SF

      5450 Parmalee Gulch Rd

      RESTAURANT • 1,585 SF
      5450 Parmalee Gulch Rd, Indian Hills, CO 80454-5114
      View Details
    • Value Estimation by Request
      2,918 SF

      5490 Parmalee Gulch Rd

      Retail properties & Spaces • 2,918 SF
      5490 Parmalee Gulch Rd, Indian Hills, CO 80454
      View Details

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    Indian Hills, CO 80454
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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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