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Property profile & analytics
OFF-MARKET
Estimated value
$2,755,000
Turn key restaurants
1110 13th St Boulder, CO 80302-7016
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US13-0981343
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1913
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,733 SF
Lot
0.12 ac (5,184 SF)
Zoning code
2112
APN
1463-31-2-45-007
UPID
US13-0981343
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
Current use
Occupant on record · Public records
-
Fat Shack Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.92M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.76M
Owner & transaction history
University Hill Investor LLC · 6 yrs held
University Hill Investor LLC
since 2020
Last sale
$2.7M
1 recorded transaction
Zoning & alternative use
2112 · Boulder, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.7M
+14.2%
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 Boulder submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boulder 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
$2,805,000
ML approach
$2,915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,275,000
Current use
OFFICE BUILDING
$3,735,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,135,000
Change: -4% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,730,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.76M
Range $2.48M – $3.03M · ±10% · vs last sale $2.65M (Jun 8 2020)
Last sale anchor
$2.65M
Jun 8 2020
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
$409 / 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
$43,529
Tax year 2023
Assessed value
$503,018
Assessed 2023
Previous assessed
$444,524
+13.2% YoY
Effective rate
8.65%
On assessed value
Assessed land
$201,211
Assessed improvement
$301,807
Land market value
$1,229,000
Improvement market value
$1,843,500
Total market value
$3,072,500
Applied tax rate
14.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1913
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
2
Stories
1
Rooms
26
Bathrooms
18
Total area
6,733 SF
Lot
0.12 ac (5,184 SF)
Zoning code
2112
APN
1463-31-2-45-007
UPID
US13-0981343
Jurisdiction
BOULDER
Zoning & alternative use
2112 · Boulder, CO
Zoning 2112 · permitted uses
2112 · Boulder, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Boulder. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$3.3M
OFFICE BUILDING
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.1M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
RESTAURANT Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1913
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
2
Rooms
26
Bathrooms
18
Lot
0.12 ac
Current owner
From public records · entity-resolved
University Hill Investor LLC
Entity
Mailing address
PO BOX 9670, DENVER, CO 80209-0670
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2020
$2,650,000
University Hill Investor LLC
Eleven Ten LLC
Warranty Deed
$1,600,000 · Firstbank
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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