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Property profile & analytics
OFF-MARKET
Estimated value
$4,825,000
Drug stores
18620 Iliff Ave Aurora, CO 80013-5995
Entity Owned
1-yr Hold
Free & Clear
Property ID
US13-0974158
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,490 SF
Lot
2.05 ac (89,298 SF)
Zoning code
RPCZD
APN
1975-27-2-18-001
UPID
US13-0974158
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
$3.30M
Comparable Approach
Comparable
$4.38M
Blend (final)
Blend
$4.83M
Owner & transaction history
Vera Cruz Properties LP · 1 yrs held
Vera Cruz Properties LP
since 2025
Last sale
$5.1M
6 recorded transactions
Zoning & alternative use
RPCZD · Aurora, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.9M
+27.2%
Auto repair, garage
$5.8M
+24.5%
Neighborhood: shopping center
$4.7M
+0.9%
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 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
$6,265,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,575,000
6.5%
$3,300,000
7%
$3,065,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,660,000
Current use
RESTAURANT
$5,925,000
Change: +27% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,805,000
Change: +25% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,705,000
Change: +1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,690,000
Change: +1% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,505,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$4,400,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$4.83M
Range $4.34M – $5.31M · ±10% · vs last sale $5.08M (Nov 6 2024)
Last sale anchor
$5.08M
Nov 6 2024
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
$333 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$88,067
Tax year 2021
Assessed value
$901,170
Assessed 2023
Previous assessed
$874,089
+3.1% YoY
Effective rate
9.77%
On assessed value
Land market value
$1,784,140
Improvement market value
$1,475,860
Total market value
$3,260,000
Applied tax rate
1,155.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Bathrooms
14
Total area
14,490 SF
Lot
2.05 ac (89,298 SF)
Zoning code
RPCZD
APN
1975-27-2-18-001
UPID
US13-0974158
Jurisdiction
ARAPAHOE
Zoning & alternative use
RPCZD · Aurora, CO
Zoning RPCZD · permitted uses
RPCZD · Aurora, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Aurora. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.7M
RESTAURANT
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$5.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$4.4M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Bathrooms
14
Lot
2.05 ac
Current owner
From public records · entity-resolved
Vera Cruz Properties LP
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2025
$5,083,000
Vera Cruz Properties LP
A And A Aurora Properties
Special Warranty Deed
—
Feb 6, 2025
—
Vera Cruz Properties LP
A And P Aurora Properties LLC
Deed
$2,541,000 · Canvas Cu
Nov 6, 2020
$7,218,100
A & P Aurora Properties LLC
Aurora Wal LLC
Grant Deed
—
Jul 29, 2020
$5,663,000
Aurora Wal LLC
Aurora Corner LLC
Special Warranty Deed
$3,964,100 · Origin Bank
Feb 19, 2013
$5,050,000
Aurora Corner LLC
Obk Aurora LLC
Grant Deed
—
—
—
Obk Aurora LLC
—
Deed Of Trust
related
$3,468,000 · Teachers Insurance & Annuity
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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