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Property profile & analytics
OFF-MARKET
Estimated value
$7,785,000
Hotels
12055 Melody Dr Westminster, CO 80234-4201
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US13-2822119
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1985
Total area
46,950 SF
Lot
2.12 ac (92,391 SF)
APN
R0025151
UPID
US13-2822119
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.79M
CAP Approach
CAP
$5.56M
Comparable Approach
Comparable
$7.26M
Blend (final)
Blend
$7.79M
Owner & transaction history
Melody Drive Investment LLC · 2 yrs held
Melody Drive Investment LLC
since 2024
Last sale
$7.8M
6 recorded transactions
Zoning & alternative use
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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
$7,785,000
ML approach
$7,785,000
CAP Approach
CAP Return
Estimation
6%
$6,020,000
6.5%
$5,560,000
7%
$5,160,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$11,340,000
Current use
Blend value · Realmo final
$7.79M
Range $7.01M – $8.56M · ±10% · vs last sale $7.79M (Apr 18 2024)
Last sale anchor
$7.79M
Apr 18 2024
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
$166 / 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
$123,509
Tax year 2023
Assessed value
$1,236,690
Assessed 2023
Previous assessed
$1,236,690
+0.0% YoY
Effective rate
9.99%
On assessed value
Assessed land
$167,280
Assessed improvement
$1,069,410
Land market value
$831,600
Improvement market value
$5,316,200
Total market value
$6,147,800
Applied tax rate
150.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1985
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
3
Units
116
Rooms
116
Total area
46,950 SF
Lot
2.12 ac (92,391 SF)
APN
R0025151
UPID
US13-2822119
Jurisdiction
ADAMS
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
$11.3M
HOTEL/MOTEL Current
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
1985
Heating
PACKAGE
Cooling
Yes
Stories
3
Units
116
Rooms
116
Lot
2.12 ac
Current owner
From public records · entity-resolved
Melody Drive Investment LLC
Entity
Mailing address
750 EL CAMINO REAL, TUSTIN, CA 92780-4369
Ownership since
2024
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
Apr 18, 2024
$7,785,000
Melody Drive Investment LLC
Chang & Im INC
Warranty Deed
$890,000 · Commonwealth Business Bank
Sep 14, 2021
—
Chang & Im Incorporated
—
Deed
related
$4,800,000 · Fortis Private Bank
Jul 22, 2016
—
Chang & Im INC
—
Deed
related
$4,600,000 · Vectra Bk/co
Mar 31, 2014
$5,050,000
Chang & Im INC
Dbik & J LLC
Grant Deed
$3,880,000 · Wilshire Bk
Sep 18, 2007
$2,894,000
Dbik & J LLC
Rivett Group LLC
Warranty Deed
$2,475,000 · Bank Of Colorado
—
—
Chang & Im INC
—
Deed Of Trust
related
$4,600,000 · Vectra Bk/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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