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Property profile & analytics
OFF-MARKET
Estimated value
$3,985,000
Hotels
12080 Melody Dr Westminster, CO 80234-4212
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US13-0522301
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2000
Total area
41,664 SF
Lot
2.09 ac (91,040 SF)
APN
R0109694
UPID
US13-0522301
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
by Request
CAP Approach
CAP
$4.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.99M
Owner & transaction history
Rr Hotels Westminster LLC · 7 yrs held
Rr Hotels Westminster LLC
since 2019
7 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,345,000
6.5%
$4,930,000
7%
$4,580,000
Blend value · Realmo final
$3.99M
Range $3.59M – $4.38M · ±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
$96 / 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
$170,778
Tax year 2023
Assessed value
$1,707,950
Assessed 2023
Previous assessed
$1,629,200
+4.8% YoY
Effective rate
10.00%
On assessed value
Assessed land
$266,700
Assessed improvement
$1,441,250
Land market value
$955,924
Improvement market value
$5,165,776
Total market value
$6,121,700
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
2000
Heating
YES
Cooling
YES
Stories
3
Units
83
Rooms
83
Total area
41,664 SF
Lot
2.09 ac (91,040 SF)
APN
R0109694
UPID
US13-0522301
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
Building & site characteristics
From public records
Year built
2000
Heating
YES
Cooling
Yes
Stories
3
Units
83
Rooms
83
Lot
2.09 ac
Current owner
From public records · entity-resolved
Rr Hotels Westminster LLC
Entity
Mailing address
9600 SW CAPITOL HWY STE #200, PORTLAND, OR 97219-5275
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2024
—
Rr Hotels Westminister LLC
—
Deed
related
$3,500,000 · Pirfil Cam Living Trust
Dec 6, 2022
—
Rr Hotels Westminster LLC
—
Deed
related
$3,100,000 · Sunset Franchise Capital LLC
May 30, 2019
$9,300,000
Rr Hotels Westminster LLC
Westminster Fis LLC
Trustees Deed
related
$6,725,000 · Canvas Cu
Feb 21, 2018
—
Westminster Fis LLC
—
Grant Deed
related
$5,641,244 · Qc Standby 20 LLC
Mar 18, 2016
$5,885,000
Westminster Fis LLC
Indus Hospitality Invs LLC
Grant Deed
—
Nov 29, 2012
$4,225,000
Indus Hospitality Invs LLC
Ffi Denver Holdings LLC
Grant Deed
$2,491,787 · Citywide Banks
Apr 7, 2011
$4,077,600
Ffi Denver Holdings LLC
Moody Natl Ffi Denver H LLC
Grant Deed
related
$4,867,926 · Citicorp North America
Nov 30, 2007
$183,700
Tic Ffi Denver 31 LLC
Moody Natl Ffi Denver S LLC
Grant Deed
related
—
Oct 5, 2007
$462,000
Tic Ffi Denver 6 LLC
Moody Natl Ffi Denver S LLC
Grant Deed
—
Aug 31, 2007
$10,040,000
Moody Natl Ffi Denver S LLC
Westminster Lodging LLC
Grant Deed
—
—
—
Indus Hospitality Invs LLC
—
Deed Of Trust
related
$1,181,000 · Colorado Lending Source Ltd
—
—
Westminster Lodging LLC
—
Deed Of Trust
related
$3,000,000 · Firstier Bank NA
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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