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2087 S Broadway, Grand Junction, CO 81507
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Property summary
AI-generated overview
The property is Two Rivers Winery and events center located on the edge of Grand Junction’s Colorado National Monument area, at the base of the Colorado National Monument. The site spans approximately 15 acres, including about 10 acres planted with grape varieties Baco Noir, La Crescent, and Chardonnay. The winery and events facilities are positioned to overlook the surrounding scenery and vineyard plantings.
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
1999
Construction
WOOD
Total area
6,121 SF
Lot
14.16 ac (616,810 SF)
Zoning code
PD
APN
2947-221-41-002
UPID
US13-0648991
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
-
Brewery & Distillery Specialty Food Shop
-
Brewery & Distillery Specialty Food Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$405k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$405k
Owner & transaction history
since 2017
7 recorded transactions
Zoning & alternative use
PD · Grand Junction, CO
Zoning description
PD: Planned Development Planned Development, PD § 21.03.0100 Overlay AE: Airport Environs Overlay Airport Environs Overlay, AE § 21.03.090 H Road/Northwest Area H Road/Northwest Area GJMC Title 22 North Avenue Overlay No…
General category
PLANNED_DEVELOPMENT
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
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
$405k
Value range
$365k – $446k
±10% around blend
Estimated value / SF
$66 / SF
Confidence
Property data
100
Comparable evidence
60
Income certainty
100
$365k
blend $405k
$446k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,121 SF
Lot area
14.16 ac
Year built
1999
Stories
1
APN
2947-221-41-002
Zoning
PD
Assessed value
$364,880
Annual tax
$25,781
3
Income approach: direct capitalization
Partial preview
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
$25,781
Selected cap rate
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$405k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
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
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
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$811k
Move the market yield to see immediate price impact.
Value / SF
$132
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%
$51k
$1.02M
$730k
$568k
$57k
$1.14M
$811k
$631k
$62k
$1.25M
$892k
$694k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$25,781
Tax year 2023
Assessed value
$364,880
Assessed 2023
Previous assessed
$246,800
+47.8% YoY
Effective rate
7.07%
On assessed value
Assessed land
$51,500
Assessed improvement
$313,380
Land market value
$185,550
Improvement market value
$1,124,490
Total market value
$1,310,040
Applied tax rate
11,275.0000
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
Vineyards
Use group
WINERY
Status
For Sale
Year built
1999
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
1
Units
1
Rooms
3
Bathrooms
0
Total area
6,121 SF
Lot
14.16 ac (616,810 SF)
Zoning code
PD
APN
2947-221-41-002
UPID
US13-0648991
Jurisdiction
MESA
Zoning & alternative use
PD · Grand Junction, COZoning PD · permitted uses
PD · Grand Junction, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
PD: Planned Development Planned Development, PD § 21.03.0100 Overlay AE: Airport Environs Overlay Airport Environs Overlay, AE § 21.03.090 H Road/Northwest Area H Road/Northwest Area GJMC Title 22 North Avenue Overlay No…
General category
PLANNED_DEVELOPMENT
Building & site characteristics
From public records
Year built
1999
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Units
1
Rooms
3
Bathrooms
0
Lot
14.16 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
PD
PLANNED_DEVELOPMENT
Jurisdiction
Grand Junction, CO
Recorded code
PD
Official district
PD
Official district profile
What the municipal code says about PD
Zoning description
PD: Planned Development Planned Development, PD § 21.03.0100 Overlay AE: Airport Environs Overlay Airport Environs Overlay, AE § 21.03.090 H Road/Northwest Area H Road/Northwest Area GJMC Title 22 North Avenue Overlay No…
General category
PLANNED_DEVELOPMENT
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PD in Grand Junction, CO.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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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.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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