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Property profile & analytics
OFF-MARKET
Estimated value
$17,625,000
Assisted living facilities
12080 Bellaire Way Thornton, CO 80241-3600
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US13-1154808
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1987
Total area
46,285 SF
Lot
6.82 ac (297,079 SF)
APN
R0106321
UPID
US13-1154808
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.93M
Blend (final)
Blend
$17.63M
Owner & transaction history
12080 Bellaire Way LLC · 2 yrs held
12080 Bellaire Way LLC
since 2023
Last sale
$21.0M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.9M
+78.2%
Auto repair, garage
$18.5M
+74.5%
Neighborhood: shopping center
$15.0M
+41.4%
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 Thornton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Thornton 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
$22,960,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$10,625,000
Current use
RESTAURANT
$18,930,000
Change: +78% · Conversion: Difficult
AUTO REPAIR, GARAGE
$18,540,000
Change: +74% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$15,020,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$14,980,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$14,885,000
Change: +40% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$14,390,000
Change: +35% · Conversion: Difficult
MEDICAL BUILDING
$14,055,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$17.63M
Range $15.86M – $19.39M · ±10% · vs last sale $21.00M (Oct 9 2023)
Last sale anchor
$21.00M
Oct 9 2023
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
$381 / 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
$1,056,360
Assessed 2023
Previous assessed
$1,182,510
-10.7% YoY
Assessed land
$160,680
Assessed improvement
$895,680
Land market value
$2,375,216
Improvement market value
$13,239,930
Total market value
$15,615,146
Applied tax rate
180.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1987
Heating
OTHER
Cooling
OTHER
Buildings
4
Stories
1
Units
122
Rooms
2
Total area
46,285 SF
Lot
6.82 ac (297,079 SF)
APN
R0106321
UPID
US13-1154808
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$10.6M
RESTAURANT
Est. value
$18.9M
AUTO REPAIR, GARAGE
Est. value
$18.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$15.0M
COMMERCIAL (GENERAL)
Est. value
$15.0M
RETAIL STORES
Est. value
$14.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.4M
MEDICAL BUILDING
Est. value
$14.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
MEDICAL 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
1987
Heating
OTHER
Cooling
Yes
Stories
1
Buildings
4
Units
122
Rooms
2
Lot
6.82 ac
Current owner
From public records · entity-resolved
12080 Bellaire Way LLC
Entity
Mailing address
650 MADISON AVE, NEW YORK, NY 10022-1029
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Oct 9, 2023
$21,000,000
12080 Bellaire Way LLC
G2 Eh Roll LLC
Special Warranty Deed
—
Jan 3, 2011
—
Elms Haven-thornton LLC
—
Deed Of Trust
related
$92,418,345 · General Electric Capital Corp
Jul 29, 2010
—
Elms Haven-thornton LLC
Elms Haven-thornton LLC
Quit Claim Deed
related
—
Jul 26, 2010
—
Elms Haven-thorton LLC
Peak Medical Of Colorado INC
Grant Deed
related
—
Jun 5, 1998
—
Peak Medical Of Colorado INC
Ihs Acquisition 100 INC
Grant Deed
$18,396,615 · Health Care Property Investors
—
—
Elms Haven-thornton LLC
—
Deed Of Trust
related
$20,500,000 · General Electric Capital Corp
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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