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Property profile & analytics
OFF-MARKET
Estimated value
$1,175,000
Grocery and convenience stores
1801 College Ave Fort Collins, CO 80524-1332
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US13-0142502
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1986
Construction
WOOD FRAME
Total area
4,856 SF
Lot
0.91 ac (39,640 SF)
APN
98354-08-001
UPID
US13-0142502
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
-
Wonder Tea Cafe & Coffee Shop
-
Western Union Bank Credit Union
-
Loaf 'N Jug Grocery & Convenience Store
-
Roots and Leaves: Kavarado Station Kava Bar Bar & Pub
-
Super-Natural Eats LLC Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.29M
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$1.18M
Owner & transaction history
The Qs LLC · 4 yrs held
The Qs LLC
since 2022
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$825,000
+220.9%
Office building
$775,000
+201.1%
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 Fort Collins submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Collins 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%
$1,390,000
6.5%
$1,285,000
7%
$1,195,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$825,000
Change: +221% · Conversion: Difficult
OFFICE BUILDING
$775,000
Change: +201% · Conversion: Moderate
Blend value · Realmo final
$1.18M
Range $1.06M – $1.29M · ±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
$242 / 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
$36,679
Tax year 2023
Assessed value
$410,130
Assessed 2023
Previous assessed
$288,666
+42.1% YoY
Effective rate
8.94%
On assessed value
Assessed land
$165,893
Assessed improvement
$244,237
Land market value
$594,600
Improvement market value
$875,400
Total market value
$1,470,000
Applied tax rate
1,112.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1986
Construction
WOOD FRAME
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Units
2
Total area
4,856 SF
Lot
0.91 ac (39,640 SF)
APN
98354-08-001
UPID
US13-0142502
Jurisdiction
LARIMER
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
MEDICAL BUILDING
Est. value
$825,000
OFFICE BUILDING
Est. value
$775,000
MEDICAL BUILDING
OFFICE 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
1986
Construction
WOOD FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
2
Lot
0.91 ac
Current owner
From public records · entity-resolved
The Qs LLC
Entity
Mailing address
1117 RD C C, BRADSHAW, NE 68319-9179
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2022
$2,475,000
The Qs LLC
Imago Enterprises INC
Special Warranty Deed
$1,600,000 · Firstbank
Jun 7, 2021
—
Paint Monkeys LLC
400 Lincoln Co LLC
Special Warranty Deed
—
Oct 29, 2010
—
400 Lincoln-co LLC
Weber Deloris M Trust
Warranty Deed
related
—
—
—
400 Lincoln-co LLC
—
Deed Of Trust
related
$250,000 · Union Bank & Trust
—
—
Deloris M Revocable L Weber
—
Deed Of Trust
related
—
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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