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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Specialty properties
1280 Ute Ave Aspen, CO 81611-2126
Entity Owned
Free & Clear
Property ID
US13-1299076
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Construction
LOG
Total area
999 SF
Lot
0.02 ac (999 SF)
APN
264113200801
UPID
US13-1299076
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
-
Dr. Ian Lowell Dental Office
-
Alfred Braun Hut System Vacation Rental Campground & RV Park
-
Dr. Teresa Salvadore Alternative Medicine Practice
-
10th Mountain Division Hut Association Charitable Organization Social Service Agency
-
Persiko Bo Family Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$580k
Owner & transaction history
Powder House Holdings LLC
Powder House Holdings LLC
since 2026
Last sale
$580,000
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 Aspen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Aspen 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
COMMERCIAL (GENERAL)
$650,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±10% · vs last sale $580k (Mar 28 2025)
Last sale anchor
$580k
Mar 28 2025
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
$581 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$472
Tax year 2022
Assessed value
$16,910
Assessed 2023
Previous assessed
$17,380
-2.7% YoY
Effective rate
2.79%
On assessed value
Assessed improvement
$16,910
Improvement market value
$250,000
Total market value
$250,000
Applied tax rate
11.0000
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Construction
LOG
Heating
BASEBOARD
Cooling
YES
Stories
3
Rooms
1
Total area
999 SF
Lot
0.02 ac (999 SF)
APN
264113200801
UPID
US13-1299076
Jurisdiction
PITKIN
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
COMMERCIAL (GENERAL)
Est. value
$650,000
COMMERCIAL (GENERAL)
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
Construction
LOG
Heating
BASEBOARD
Cooling
Yes
Stories
3
Rooms
1
Lot
0.02 ac
Current owner
From public records · entity-resolved
Powder House Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1280 S UTE AVE, ASPEN, CO 81611-2126
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
31 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2026
$595,000
Powder House Holdings LLC
Oates Family LLC
Special Warranty Deed
—
Apr 1, 2026
—
Powder House Holdings LLC
—
Deed
related
$3,492,500 · Timberline Bank
Oct 1, 2025
$295,000
Sydney Marie Kirsch
Eric A Haynie
Special Warranty Deed
$145,000 · Alpine Bank
May 22, 2025
—
Oates Family LLC
Oates Properties LLC
Deed
related
—
Mar 28, 2025
$580,000
Oates Properties LLC
Alta Mesa Advisors LLC
Special Warranty Deed
$400,000 · Alpine Bank
Feb 27, 2025
$430,000
Powder House 1 LLC
Mike Otte
Special Warranty Deed
—
Oct 9, 2024
—
Mike Otte
Michael Merlin Otte
Deed
related
—
Aug 2, 2024
$180,000
Powder House Holdings LLC
John W Reese
Special Warranty Deed
—
Jan 2, 2024
—
Powder House Holdings LLC
—
Deed
related
$201,227 · Timberline Bank
Oct 12, 2023
—
Advanced Aesthetics Of Aspen INC
Eric Haynie
Quitclaim Deed
related
$352,000 · Zb NA
Aug 31, 2023
$275,000
Ph18 LLC
Patricia K Otte
Special Warranty Deed
$245,000 · Patricia Olte
Aug 19, 2022
—
Advance Aesthetics Of Aspen INC
Eric Haynie
Quitclaim Deed
related
$352,000 · Zb NA
Apr 13, 2022
$400,000
Benedict Condo Group LLC
Project 8 LLC
Special Warranty Deed
$320,000 · Zb NA
Jan 3, 2022
$440,000
Eric Haynie
Richard J Cote
Special Warranty Deed
$400,000 · Richard J Cote Etal
Dec 17, 2021
—
Richard J Cote
Richard J Cote
Deed
related
—
Feb 8, 2021
—
Powder House Holdings 2 LLC
—
Deed
related
$300,000 · Timberline Bank
Jan 12, 2021
—
Powder House Holdings 2 LLC
Teresa Salvadore LLC
Grant Deed
related
—
Jan 6, 2021
—
Alfred A Braun Hut System INC
Rocky Mt Legal Foundation
Grant Deed
—
Dec 9, 2020
—
Mike Otte
Patricia K Otte
Quitclaim Deed
related
—
Nov 2, 2020
—
Powder House Holdings LLC
—
Deed
related
$4,945,000 · Timberline Bk
Oct 7, 2020
—
Mary F Szoradi
Teresa Salvadore LLC
Grant Deed
—
Oct 2, 2020
—
Project 8 LLC
—
Deed
related
$254,000 · Alpine Bank
Jun 12, 2020
—
Powder House Holdings LLC
Richard A Fallin
Warranty Deed
related
—
Jun 3, 2020
$1,200,000
Powder House Hldgs LLC
Alden A Fallin
Grant Deed
$960,000 · Timberline Bk
Oct 17, 2019
$74,500
John W Reese
John W Reese
Warranty Deed
related
—
Oct 11, 2019
—
Tenth Mountain Division Hut As
—
Deed
related
—
Sep 11, 2019
—
Eric A Haynie
—
Deed
related
$141,000 · Alpine Bk
Jul 24, 2019
$188,000
Eric A Haynie
1280 Ute LLC
Grant Deed
—
Jun 18, 2018
—
Bjr Propertiese LLC
Gibson,dylan J
Grant Deed
—
May 22, 2018
$319,100
Project 8 LLC
1280 Ute LLC
Warranty Deed
$236,000 · Alpine Bank
—
—
Tenth Mtn Div Hut Assn INC
—
Deed Of Trust
related
$99,999 · Community Banks Of Colorado
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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