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Property profile & analytics
OFF-MARKET
Estimated value
$14,550,000
Parking lots & garages
2111 Blackhawk St Aurora, CO 80014
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US13-1066509
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Year built
1984
Construction
FRAME
Total area
39,326 SF
Lot
1.69 ac (73,616 SF)
APN
1975-30-2-28-001
UPID
US13-1066509
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
by Request
Comparable Approach
Comparable
$16.66M
Blend (final)
Blend
$14.55M
Owner & transaction history
Sec Investments Aurora LLC · 8 yrs held
Sec Investments Aurora LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.1M
+40.9%
Auto repair, garage
$15.8M
+38.0%
Neighborhood: shopping center
$12.8M
+11.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$11,415,000
Current use
RESTAURANT
$16,085,000
Change: +41% · Conversion: Difficult
AUTO REPAIR, GARAGE
$15,750,000
Change: +38% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,765,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,730,000
Change: +11% · Conversion: Difficult
RETAIL STORES
$12,645,000
Change: +11% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$12,225,000
Change: +7% · Conversion: Difficult
MEDICAL BUILDING
$11,940,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$14.55M
Range $13.10M – $16.01M · ±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
$370 / 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
$1,065
Tax year 2021
Assessed value
$6,762
Assessed 2023
Previous assessed
$10,575
-36.1% YoY
Effective rate
15.75%
On assessed value
Land market value
$500
Improvement market value
$53,736
Total market value
$54,236
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 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
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Status
Off-Market
Year built
1984
Construction
FRAME
Heating
NONE
Stories
2
Total area
39,326 SF
Lot
1.69 ac (73,616 SF)
APN
1975-30-2-28-001
UPID
US13-1066509
Jurisdiction
ARAPAHOE
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
PARKING LOT Current
Est. value
$11.4M
RESTAURANT
Est. value
$16.1M
AUTO REPAIR, GARAGE
Est. value
$15.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.8M
COMMERCIAL (GENERAL)
Est. value
$12.7M
RETAIL STORES
Est. value
$12.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.2M
MEDICAL BUILDING
Est. value
$11.9M
PARKING LOT Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
RETAIL STORES
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
1984
Construction
FRAME
Heating
NONE
Stories
2
Lot
1.69 ac
Current owner
From public records · entity-resolved
Sec Investments Aurora LLC
Entity
Mailing address
PO BOX 5086, SHERIDAN, WY 82801-1386
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2018
$3,100,000
Sec Investments Aurora LLC
Southeast Commons Assocs Lllp
Trustees Deed
$1,600,000 · Colorado Structures INC
Nov 13, 2017
—
Southeast Commons Assocs Lllp
—
Loan Modification
related
$1,460,000 · Conlisk Brian Living Tr (pt)
May 1, 2017
—
Southeast Commons Assocs Lllp
—
Grant Deed
related
$1,300,000 · Conlisk Brian Living Tr (pt)
May 9, 2016
—
Southeast Commons Assocs LP
—
Deed
related
$1,180,358 · Firstbank
Jul 14, 2010
—
Southeast Commons Assocs LP
—
Deed Of Trust
related
$1,523,339 · Firstbank Of Arvada
Apr 22, 2010
—
Southeast Commons Assocs LP
—
Deed Of Trust
related
$1,523,339 · Firstbank Of Arvada
—
—
Southeast Commons Assocs LP
—
Loan Modification
related
$1,180,358 · Firstbank
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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