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Property profile & analytics
OFF-MARKET
Estimated value
$1,745,000
Assisted living facilities
19160 Cottonwood Dr, Parker, CO 80138-8870
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US13-0409856
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
105,186 SF
Lot
4.41 ac (191,925 SF)
APN
R0448249
UPID
US13-0409856
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
-
Pine Grove Crossing Assisted Living & Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.01M
Blend (final)
Blend
$1.75M
Owner & transaction history
Msla Parker Holdings LLC · 1 yrs held
Msla Parker Holdings LLC
since 2025
7 recorded transactions
Zoning & alternative use
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 Parker submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Parker 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
$1,475,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$2,065,000
Current use
Blend value · Realmo final
$1.75M
Range $1.57M – $1.92M · ±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
$17 / 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
$122,322
Tax year 2023
Assessed value
$1,360,430
Assessed 2023
Previous assessed
$1,380,740
-1.5% YoY
Effective rate
8.99%
On assessed value
Assessed land
$115,730
Assessed improvement
$1,244,700
Land market value
$1,727,328
Improvement market value
$18,577,672
Total market value
$20,305,000
Applied tax rate
2,625.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
3
Bathrooms
143
Total area
105,186 SF
Lot
4.41 ac (191,925 SF)
APN
R0448249
UPID
US13-0409856
Jurisdiction
DOUGLAS
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.1M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
3
Bathrooms
143
Lot
4.41 ac
Current owner
From public records · entity-resolved
Msla Parker Holdings LLC
Entity
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2025
$36,250,000
Msla Parker Holdings LLC
Parker Co Senior Property LLC
Special Warranty Deed
related
$94,700,000 · Ally Bank
Aug 1, 2024
—
Parker Co Senior Property LLC
—
Deed
related
$19,225,000 · Capital One Bank NA
Jun 21, 2024
—
Parker Co Senior Property LLC
—
Deed
related
$19,225,000 · Katarzyna Dobrzanska
Aug 16, 2018
$28,687,500
Parker Co Senior Property LLC
Crown Point Assisted Living LLC
Special Warranty Deed
$23,623 · Compass Bank
May 1, 2015
—
Crown Pt Assisted Living LLC
—
Grant Deed
related
$16,500,000 · Guaranty Bk
Mar 2, 2015
$1,200,100
Crown Pt Assisted Living LLC
Stratus Crown Point LLC
Grant Deed
—
Apr 25, 2013
$1,900,000
Stratus Crown Point LLC
Tf-crown Point LLC
Grant Deed
$1,200,000 · Shames-makovsky Mortgage Co
Apr 8, 2010
—
Tf-crown Point LLC
Public Trustee Of Douglas County
Trustees Deed
related
—
Mar 30, 2010
—
Tf-crown Point LLC
Credit Union Liquidity Svcs
Grant Deed
related
—
Mar 24, 2010
$6,933,000
Today Crown Point LP
Public Trustee Of Douglas County
Certificate Of Purchase
$21,650,000
Jun 15, 2006
—
Crown Point Today
Tcp 1 LLC
Grant Deed
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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