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Property profile & analytics
OFF-MARKET
Estimated value
$33,240,000
Hotels
16455 40th Cir Aurora, CO 80011-0802
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US13-0732569
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1998
Total area
150,746 SF
Lot
4.52 ac (196,891 SF)
APN
R0109965
UPID
US13-0732569
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
$44.59M
Blend (final)
Blend
$33.24M
Owner & transaction history
238 Lodging LLC · 4 yrs held
238 Lodging LLC
since 2022
Last sale
$35.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$48.9M
+34.4%
Commercial (general)
$48.8M
+34.0%
Retail stores
$48.5M
+33.2%
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
$33,245,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$36,410,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$48,925,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$48,790,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$48,480,000
Change: +33% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$46,860,000
Change: +29% · Conversion: Difficult
MEDICAL BUILDING
$45,775,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$33.24M
Range $29.92M – $36.56M · ±10% · vs last sale $35.45M (Mar 8 2022)
Last sale anchor
$35.45M
Mar 8 2022
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
$221 / 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
$1,179,576
Tax year 2023
Assessed value
$8,648,550
Assessed 2023
Previous assessed
$5,965,300
+45.0% YoY
Effective rate
13.64%
On assessed value
Assessed land
$686,340
Assessed improvement
$7,962,210
Land market value
$2,460,000
Improvement market value
$28,538,400
Total market value
$30,998,400
Applied tax rate
347.0000
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
1998
Heating
YES
Cooling
YES
Stories
6
Rooms
238
Total area
150,746 SF
Lot
4.52 ac (196,891 SF)
APN
R0109965
UPID
US13-0732569
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
HOTEL/MOTEL Current
Est. value
$36.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$48.9M
COMMERCIAL (GENERAL)
Est. value
$48.8M
RETAIL STORES
Est. value
$48.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$46.9M
MEDICAL BUILDING
Est. value
$45.8M
HOTEL/MOTEL Current
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
1998
Heating
YES
Cooling
Yes
Stories
6
Rooms
238
Lot
4.52 ac
Current owner
From public records · entity-resolved
238 Lodging LLC
Entity
Mailing address
4949 S NIAGARA ST STE #300, DENVER, CO 80237-3342
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 8, 2022
$35,450,000
238 Lodging LLC
Rlj III Mh Denver Airport INC
Special Warranty Deed
$31,200,000 · Independent Bank
Oct 18, 2017
—
Rlj III-mh Denver Airport INC
—
Loan Modification
related
$26,500,000 · Wells Fargo Bk
Jul 6, 2009
—
Lodgian Denver LLC
—
Trustees Deed
related
—
Jun 30, 2004
—
Lodgian Denver LLC
—
Deed Of Trust
related
$323,801,000 · Merrill Lynch Mortgage Lending
May 23, 2003
—
Lodgian Denver LLC
Impac Hotels II LLC
Quit Claim Deed
related
—
—
—
Rlj III-mh Denver Airport INC
—
Loan Modification
related
$26,500,000 · Wells Fargo Bk
—
—
Rlj III-mh Denver Airport INC
—
Loan Modification
related
$26,500,000 · Wells Fargo Bk
—
—
Rlj III-mh Denver Airport INC
—
Deed Of Trust
related
$24,000,000 · Wells Fargo Bk/tx
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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