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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Turn key restaurants
165 Pagosa Blvd Pagosa Springs, CO 81147-9300
Individually Owned
6-yr Hold
Free & Clear
Property ID
US13-2178214
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1997
Total area
3,648 SF
Lot
0.8 ac (34,848 SF)
Zoning code
PLANNED UNIT DEVELOPMENT
APN
569920127015
UPID
US13-2178214
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
-
Pagosa Fire Protection District Fire Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$510k
Blend (final)
Blend
$570k
Owner & transaction history
Pagosa Fire Protection District · 6 yrs held
Pagosa Fire Protection District
since 2020
Last sale
$568,500
7 recorded transactions
Zoning & alternative use
PLANNED UNIT DEVELOPMENT · Pagosa Springs, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$710,000
+38.9%
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 Pagosa Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pagosa Springs 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
$630,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$510,000
Current use
OFFICE BUILDING
$710,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$470,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$570k
Range $513k – $627k · ±10% · vs last sale $569k (May 12 2020)
Last sale anchor
$569k
May 12 2020
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
$156 / 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
$2,181
Tax year 2023
Applied tax rate
50.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1997
Heating
FORCED AIR
Stories
2
Total area
3,648 SF
Lot
0.8 ac (34,848 SF)
Zoning code
PLANNED UNIT DEVELOPMENT
APN
569920127015
UPID
US13-2178214
Jurisdiction
ARCHULETA
Zoning & alternative use
PLANNED UNIT DEVELOPMENT · Pagosa Springs, CO
Zoning PLANNED UNIT DEVELOPMENT · permitted uses
PLANNED UNIT DEVELOPMENT · Pagosa Springs, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pagosa Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$510,000
OFFICE BUILDING
Est. value
$710,000
RETAIL STORES
Est. value
$470,000
RESTAURANT Current
OFFICE BUILDING
RETAIL STORES
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
1997
Heating
FORCED AIR
Stories
2
Lot
0.8 ac
Current owner
From public records · entity-resolved
Pagosa Fire Protection District
Individual
Free & Clear · 6 yrs held
Mailing address
191 N PAGOSA BLVD, PAGOSA SPRINGS, CO 81147-0468
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2020
$568,500
Pagosa Fire Protection District
165 N Pagosa Blvd LLC
Warranty Deed
—
Jun 30, 2014
$385,000
165 N Pagosa LLC
Glacier Bank
Special Warranty Deed
$350,000 · Bank Of The San Juans
Mar 6, 2014
—
Glacier Bank
Frank J Schiro
Deed
—
Jan 23, 2009
—
Pagosa Sprinas Real Properties LLP
Robin J Schiro
Intrafamily Transfer
related
—
Feb 5, 2008
$454,500
Frank J Schiro
Anthony G Vanwoerkom
Warranty Deed
$340,875 · Bank Of The San Juans
Aug 16, 2007
—
Anthyony G Van Woerkom
Bonnie C Van Woerkom
Intrafamily Transfer
related
—
Dec 2, 2005
$645,000
12 Fund Of Colorado LLC
Jack L Renner
Warranty Deed
$395,000 · Jack Renner
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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