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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Strip malls
11580 Black Frst Rd Colorado Springs, CO 80908-4098
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US13-0460957
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2002
Construction
WOOD FRAME
Total area
8,160 SF
Lot
2.67 ac (116,305 SF)
Zoning code
CC
APN
5218004001
UPID
US13-0460957
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
-
Great Value Pet Clinic, LLC Veterinary Clinic
-
Edward Jones - Financial Advisor: Jon Wieland Financial Advisor
-
Edward Jones - Financial Advisor: Bill D Spurlock Financial Advisor
-
Canine Coach Animal Training
-
Rocky Connections LLC Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.45M
Owner & transaction history
Level 1 Homes INC · 5 yrs held
Level 1 Homes INC
since 2020
7 recorded transactions
Zoning & alternative use
CC · Colorado Springs, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Colorado Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Colorado 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,880,000
6.5%
$1,735,000
7%
$1,610,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,175,000
Current use
AUTO REPAIR, GARAGE
$2,010,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$1,965,000
Change: -10% · Conversion: Difficult
OFFICE BUILDING
$1,740,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±10%
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
$177 / 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
Assessed value
$603,720
Assessed 2023
Previous assessed
$603,720
+0.0% YoY
Assessed land
$118,440
Assessed improvement
$485,280
Land market value
$424,513
Improvement market value
$1,739,353
Total market value
$2,163,866
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2002
Construction
WOOD FRAME
Heating
PACKAGE
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
8,160 SF
Lot
2.67 ac (116,305 SF)
Zoning code
CC
APN
5218004001
UPID
US13-0460957
Jurisdiction
EL PASO
Zoning & alternative use
CC · Colorado Springs, CO
Zoning CC · permitted uses
CC · Colorado Springs, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Colorado Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
2002
Construction
WOOD FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.67 ac
Current owner
From public records · entity-resolved
Level 1 Homes INC
Entity
Mailing address
1864 WOODMOOR DR STE #205, MONUMENT, CO 80132-9096
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2020
$115,800
Level 1 Homes INC
Wolf Ranch North LLC
Grant Deed
—
Oct 10, 2018
—
Dale R Stamp
Black Shopping Center LLC
Quit Claim Deed
related
—
Oct 10, 2018
$2,150,000
Tibbitts 6197 LLC
H & C Building
Special Warranty Deed
$1,500,000 · Anb Bank
Jan 31, 2014
$875,000
Black Forest Shopping Center LLC
Peoples National Bank
Special Warranty Deed
$656,250 · Peoples National Bank
Jan 12, 2010
—
Peoples Natl Bk Of Co
Forest Plaza Management LLC
Deed In Lieu Of Foreclosure
related
—
Feb 2, 2009
—
Forest Plaza Management LLC
—
Trustees Deed
related
—
Aug 4, 2008
—
Forest Plaza Management LLC
—
Trustees Deed
related
—
Jul 31, 2008
—
Forest Plaza Management LLC
—
Trustees Deed
related
—
May 30, 2008
—
Forest Plaza Management LLC
—
Trustees Deed
related
—
Jan 3, 2005
—
Forest Plaza Management LLC
—
Trustees Deed
related
$670,000 · Peoples National Bank Monument
Sep 10, 2004
—
Anthony Homes Ltd
—
Trustees Deed
related
$406,500 · Intermountain Bank
—
—
Forest Plaza Management LLC
—
Deed Of Trust
related
$1,199,937 · Peoples National Bank Monument
—
—
Forest Plaza Management LLC
—
Deed Of Trust
related
$100,000 · American National Bank & Trust
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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