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Property profile & analytics
OFF-MARKET
Estimated value
$3,340,000
Motels
103 Manitou Ave Manitou Springs, CO 80829-2426
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US13-0801919
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1998
Construction
WOOD FRAME
Total area
14,031 SF
Lot
1.39 ac (60,548 SF)
APN
7404411046
UPID
US13-0801919
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.39M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.19M
Blend (final)
Blend
$3.34M
Owner & transaction history
Garden Hospitality LLC · 5 yrs held
Garden Hospitality LLC
since 2021
Last sale
$3.3M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.8M
+24.2%
Apartment house (5+ units)
$4.5M
+16.5%
Neighborhood: shopping center
$3.9M
+1.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Manitou Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manitou Springs submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$3,290,000
ML approach
$3,390,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,825,000
Current use
COMMERCIAL (GENERAL)
$4,750,000
Change: +24% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,455,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,880,000
Change: +1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,800,000
Change: -1% · Conversion: Difficult
MEDICAL BUILDING
$3,410,000
Change: -11% · Conversion: Difficult
RETAIL STORES
$3,300,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.34M
Range $3.01M – $3.67M · ±10% · vs last sale $3.34M (Apr 30 2021)
Last sale anchor
$3.34M
Apr 30 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$238 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$30,389
Tax year 2023
Assessed value
$431,870
Assessed 2023
Previous assessed
$431,870
+0.0% YoY
Effective rate
7.04%
On assessed value
Assessed land
$67,570
Assessed improvement
$364,300
Land market value
$242,192
Improvement market value
$1,305,744
Total market value
$1,547,936
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Motels
Use group
MOTEL
Status
Off-Market
Year built
1998
Construction
WOOD FRAME
Heating
HEAT PUMP
Buildings
2
Stories
2
Units
25
Total area
14,031 SF
Lot
1.39 ac (60,548 SF)
APN
7404411046
UPID
US13-0801919
Jurisdiction
EL PASO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$4.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.8M
MEDICAL BUILDING
Est. value
$3.4M
RETAIL STORES
Est. value
$3.3M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
2
Buildings
2
Units
25
Lot
1.39 ac
Current owner
From public records · entity-resolved
Garden Hospitality LLC
Entity
Mailing address
906 WEBER CT, ALAMOSA, CO 81101-2031
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2025
—
Garden Hospitality LLC
—
Deed
related
$2,600,000 · Alamosa State Bank
Sep 28, 2023
—
Garden Hospitality LLC
—
Deed
related
$2,600,000 · Los Alamos National Bank
Apr 30, 2021
$3,537,500
Garden Hospitality LLC
Sh Lee LLC
Special Warranty Deed
$2,338,000 · Pacific City Bank
Nov 17, 2016
$2,250,000
Sh Lee LLC
Howards Ents INC
Grant Deed
$1,600,000 · Pacific Cty Bk
Dec 1, 2008
—
Record Owner
Owner,record
Quit Claim Deed
related
—
—
—
Howards Ents INC
—
Deed Of Trust
related
$2,000,000 · Pueblo Bank & Trust Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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