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Property profile & analytics
OFF-MARKET
Estimated value
$10,875,000
Retail space
12131 Iliff Ave Aurora, CO 80014-7322
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US13-0919183
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
42,995 SF
Lot
6.99 ac (304,484 SF)
APN
1973-25-2-02-001
UPID
US13-0919183
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
by Request
Blend (final)
Blend
$10.88M
Owner & transaction history
Riocap Iliff Commons LLC
Riocap Iliff Commons LLC
since 2025
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.6M
+27.2%
Auto repair, garage
$17.2M
+24.5%
Neighborhood: shopping center
$14.0M
+0.9%
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 Aurora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aurora 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$13,825,000
Current use
RESTAURANT
$17,585,000
Change: +27% · Conversion: Easy
AUTO REPAIR, GARAGE
$17,220,000
Change: +25% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$13,955,000
Change: +1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$13,915,000
Change: +1% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$13,365,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$13,055,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$10.88M
Range $9.79M – $11.96M · ±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
$253 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$242,842
Tax year 2021
Assessed value
$3,321,495
Assessed 2023
Previous assessed
$3,410,980
-2.6% YoY
Effective rate
7.31%
On assessed value
Land market value
$3,806,050
Improvement market value
$8,128,950
Total market value
$11,935,000
Applied tax rate
254.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
6
Stories
1
Bathrooms
66
Total area
42,995 SF
Lot
6.99 ac (304,484 SF)
APN
1973-25-2-02-001
UPID
US13-0919183
Jurisdiction
ARAPAHOE
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
RETAIL STORES Current
Est. value
$13.8M
RESTAURANT
Est. value
$17.6M
AUTO REPAIR, GARAGE
Est. value
$17.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.0M
COMMERCIAL (GENERAL)
Est. value
$13.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.4M
MEDICAL BUILDING
Est. value
$13.1M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Buildings
6
Bathrooms
66
Lot
6.99 ac
Current owner
From public records · entity-resolved
Riocap Iliff Commons LLC
Entity
Mailing address
1601 WASHINGTON AVE STE #700, MIAMI BEACH, FL 33139-3165
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Aug 1, 2025
$13,850,000
Riocap Iliff Commons LLC
Gsms 2016 Gs2 East Iliff Avenue LLC
Special Warranty Deed
$9,200,000 · United Of Omaha Life Insurance Comp
Jun 5, 2015
$11,200,000
Ic Investments LLC
Bass Cahn Properties LLP
Grant Deed
$7,900,000 · Wells Fargo Bk
Mar 15, 2001
$7,400,000
Cahn Properties LLP Bass
Iliff-peoria Associates LLC
Grant Deed
$5,338,000 · Us Bank NA
—
—
Cahn Properties LLP Bass
—
Deed Of Trust
related
$225,000 · Firstbank NA
—
—
Cahn Properties LLP Bass
—
Deed Of Trust
related
$5,150,000 · Firstbank NA
—
—
Ic Investments LLC
—
Deed Of Trust
related
$9,900,000 · Goldman-sachs Mtg
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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