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1918 S Lemay Ave, Fort Collins, CO 80525
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Property summary
AI-generated overview
The property is a two-building campus located at 1918 S Lemay and 1113 Stoney Hill, situated on a 0.62-acre lot. The building at 1918 S Lemay contains 3,358 square feet across the main and upper levels and includes a 1,634-square-foot basement, for a total of 4,992 square feet. The building at 1113 Stoney Hill contains 3,295 square feet across the main and upper levels and includes a 1,634-square-foot basement, for a total of 4,929 square feet. Combined, the two buildings total 9,921 square feet. The campus is located in the RL Low Density Residential District and is configured for occupancy, with 7 tenants currently housed within the buildings.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
WOOD FRAME
Total area
3,358 SF
Lot
0.31 ac (13,504 SF)
APN
87192-20-040
UPID
US13-0639222
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Gym & Fitness Center Alternative Medicine Practice
-
Alternative Medicine Practice Spa & Massage Center
-
Spa & Massage Center Skin Care Clinic
-
Physician
-
Consultant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$775k
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$360k
Owner & transaction history
since 2026
Last sale
$1.0M
6 recorded transactions
Zoning & alternative use
Top alternative use upside
Medical building
$1.1M
+24.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$360k
Value range
$324k – $396k
±10% around blend
Estimated value / SF
$107 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
Income certainty
100
$324k
blend $360k
$396k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,358 SF
Lot area
0.31 ac
Year built
1980
Stories
2
APN
87192-20-040
Assessed value
$248,282
Annual tax
$21,903
3
Income approach: direct capitalization
Partial preview
Income approach indication
$775k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$840k
@ 6.5% CAP return
$775k
@ 7% CAP return
$720k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$21,903
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.24M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.2 mi away · 3,502 SF
3.4 mi away · 3,520 SF
9.8 mi away · 2,789 SF
9.8 mi away · 3,819 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$360k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 76 sales
$269
-60%
Submarket 174 sales
$247
-57%
County 257 sales
$233
-54%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $107/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+25%
vs current-use indication
Office Building · current use
Retail Stores
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.99M
Move the market yield to see immediate price impact.
Value / SF
$592
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$125k
$2.51M
$1.79M
$1.39M
$139k
$2.78M
$1.99M
$1.55M
$153k
$3.06M
$2.19M
$1.70M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$1.35M
0.8 mi · Nov 2025 · $489/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$21,903
Tax year 2023
Assessed value
$248,282
Assessed 2023
Previous assessed
$205,929
+20.6% YoY
Effective rate
8.82%
On assessed value
Assessed land
$33,703
Assessed improvement
$214,579
Land market value
$120,800
Improvement market value
$769,100
Total market value
$889,900
Applied tax rate
1,100.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1980
Construction
WOOD FRAME
Heating
YES
Cooling
AC.PACKAGE
Stories
2
Total area
3,358 SF
Lot
0.31 ac (13,504 SF)
APN
87192-20-040
UPID
US13-0639222
Jurisdiction
LARIMER
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1980
Construction
WOOD FRAME
Heating
YES
Cooling
Yes
Stories
2
Lot
0.31 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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