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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Residential income homes
18055 Saint Vrain Dr Lyons, CO 80540-9000
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US13-0129979
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1959
Construction
WOOD
Total area
4,581 SF
Lot
46.46 ac (2,023,623 SF)
Zoning code
2115
APN
1201-12-0-00-001
UPID
US13-0129979
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
$1.23M
Comparable Approach
Comparable
$1.17M
Blend (final)
Blend
$1.20M
Owner & transaction history
Sml Land LLC · 10 yrs held
Sml Land LLC
since 2016
3 recorded transactions
Zoning & alternative use
2115 · Lyons, CO
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 Lyons submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lyons 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%
$1,330,000
6.5%
$1,225,000
7%
$1,140,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,005,000
Current use
COMMERCIAL (GENERAL)
$875,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±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
$262 / 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
$50,811
Tax year 2023
Assessed value
$510,542
Assessed 2023
Previous assessed
$314,251
+62.5% YoY
Effective rate
9.95%
On assessed value
Assessed land
$169,939
Assessed improvement
$340,603
Land market value
$609,100
Improvement market value
$1,220,800
Total market value
$1,829,900
Applied tax rate
825.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
SPACE
Buildings
7
Stories
1
Rooms
16
Bathrooms
22
Total area
4,581 SF
Lot
46.46 ac (2,023,623 SF)
Zoning code
2115
APN
1201-12-0-00-001
UPID
US13-0129979
Jurisdiction
BOULDER
Zoning & alternative use
2115 · Lyons, CO
Zoning 2115 · permitted uses
2115 · Lyons, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lyons. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$875,000
APARTMENT HOUSE (5+ UNITS) Current
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
Year built
1959
Construction
WOOD
Heating
SPACE
Stories
1
Buildings
7
Rooms
16
Bathrooms
22
Lot
46.46 ac
Current owner
From public records · entity-resolved
Sml Land LLC
Entity
Mailing address
13504 VERMILLION TRL, LONGMONT, CO 80504-9793
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2022
—
Sml Land LLC
—
Deed
related
$1,500,000 · Amg National Trust Bank
Jan 15, 2016
$2,100,000
Sml Land LLC
Peter J Makuta
Warranty Deed
—
—
—
Peter J Makuta
—
Deed Of Trust
related
$540,000 · Peak National Bank
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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