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1560 Sherman St, Denver, CO 80203
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Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1952
Construction
WOOD
Total area
20,177 SF
Lot
0.2 ac (8,513 SF)
Zoning code
C-MX-16
APN
02349-38-002-000
UPID
US13-2783143
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Apartment Complex
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.95M
CAP Approach
CAP
$4.72M
Comparable Approach
Comparable
$6.38M
Blend (final)
Blend
$6.77M
Owner & transaction history
since 2022
Last sale
$7.3M
7 recorded transactions
Zoning & alternative use
C-MX-16 · Denver, CO
Zoning description
e. Mixed Use - 16 (C-MX-16) C-MX-16 applies to areas or intersections served primarily by major arterial streets where a building scale of 3 to 16 stories is desired. F. Mixed Use - 20 (C-MX-20) C-MX-20 applies to areas…
General category
MIXED_USE
Top alternative use upside
Restaurant
$8.3M
+22.0%
Auto repair, garage
$8.1M
+19.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$6.77M
Value range
$6.09M – $7.44M
±10% around blend
Estimated value / SF
$335 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$6.09M
blend $6.77M
$7.44M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
20,177 SF
Lot area
0.2 ac
Year built
1952
Stories
3
APN
02349-38-002-000
Zoning
C-MX-16
Assessed value
$482,060
Annual tax
$37,353
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.72M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.11M
@ 6.5% CAP return
$4.72M
@ 7% CAP return
$4.38M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$37,353
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$6.38M
Range $5.21M – $8.48M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.77M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 76 sales
$335
0%
Submarket 1388 sales
$311
+8%
County 1196 sales
$315
+6%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $335/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+22%
vs current-use indication
Auto Repair, Garage
Apartment House (5+ Units) · current use
Neighborhood: Shopping Center
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
4.50%
Selected cap rate for this high-rise multifamily apartments
Derived from the Denver market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.50%
9.0%
NOI (est.)
$481k *
Last sale · May 2022
$7.25M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$10.69M
Move the market yield to see immediate price impact.
Value / SF
$530
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.00%4.50%5.00%
$433k
$10.82M
$9.62M
$8.66M
$481k
$12.02M
$10.69M
$9.62M
$529k
$13.22M
$11.75M
$10.58M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$37,353
Tax year 2023
Assessed value
$482,060
Assessed 2023
Previous assessed
$405,270
+18.9% YoY
Effective rate
7.75%
On assessed value
Assessed land
$138,910
Assessed improvement
$343,150
Land market value
$2,128,300
Improvement market value
$5,121,700
Total market value
$7,250,000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
For Sale
Year built
1952
Construction
WOOD
Heating
HOT WATER
Cooling
CENTRAL
Stories
3
Units
33
Rooms
86
Bathrooms
1
Total area
20,177 SF
Lot
0.2 ac (8,513 SF)
Zoning code
C-MX-16
APN
02349-38-002-000
UPID
US13-2783143
Jurisdiction
DENVER
Zoning & alternative use
C-MX-16 · Denver, COZoning C-MX-16 · permitted uses
C-MX-16 · Denver, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
e. Mixed Use - 16 (C-MX-16) C-MX-16 applies to areas or intersections served primarily by major arterial streets where a building scale of 3 to 16 stories is desired. F. Mixed Use - 20 (C-MX-20) C-MX-20 applies to areas…
General category
MIXED_USE
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1952
Construction
WOOD
Heating
HOT WATER
Cooling
Yes
Stories
3
Units
33
Rooms
86
Bathrooms
1
Lot
0.2 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
C-MX-16
MIXED_USE
Jurisdiction
Denver, CO
Recorded code
C-MX-16
Official district
C-MX-16
Official district profile
What the municipal code says about C-MX-16
Zoning description
e. Mixed Use - 16 (C-MX-16) C-MX-16 applies to areas or intersections served primarily by major arterial streets where a building scale of 3 to 16 stories is desired. F. Mixed Use - 20 (C-MX-20) C-MX-20 applies to areas…
General category
MIXED_USE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C-MX-16 in Denver, CO.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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