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Property profile & analytics
OFF-MARKET
Estimated value
$1,320,000
Drive through restaurants
23100 Smoky Hl Rd Aurora, CO 80016-1304
Entity Owned
4-yr Hold
Free & Clear
Property ID
US13-2495725
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2022
Construction
FRAME
Total area
2,381 SF
Lot
1.05 ac (45,738 SF)
APN
2073-24-4-39-002
UPID
US13-2495725
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
$1.48M
Blend (final)
Blend
$1.32M
Owner & transaction history
Public Service Company Of Colorado · 4 yrs held
Public Service Company Of Colorado
since 2021
Last sale
$1.3M
4 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 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
$1,205,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$975,000
Current use
AUTO REPAIR, GARAGE
$955,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$1.32M
Range $1.19M – $1.45M · ±10% · vs last sale $1.30M (Dec 6 2021)
Last sale anchor
$1.30M
Dec 6 2021
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
$554 / 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
$36,104
Tax year 2023
Assessed value
$484,007
Assessed 2023
Previous assessed
$484,007
+0.0% YoY
Effective rate
7.46%
On assessed value
Land market value
$1,376,970
Improvement market value
$387,821
Total market value
$1,764,791
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2022
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Total area
2,381 SF
Lot
1.05 ac (45,738 SF)
APN
2073-24-4-39-002
UPID
US13-2495725
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
RESTAURANT Current
Est. value
$975,000
AUTO REPAIR, GARAGE
Est. value
$955,000
RESTAURANT Current
AUTO REPAIR, GARAGE
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
2022
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Lot
1.05 ac
Current owner
From public records · entity-resolved
Public Service Company Of Colorado
Entity
Free & Clear · 4 yrs held
Mailing address
1120 N TOWN CTR DR STE #150, LAS VEGAS, NV 89144-6303
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2023
—
Cft Nv Developments LLC
—
Deed
related
$1,026,000 · East West Bank
Dec 6, 2021
—
Public Service Company Of Colorado
Public Service Company Of Colorado
Intrafamily Transfer
related
—
Aug 16, 2021
—
Cft Nv Developments LLC
City Of Aurora
Quit Claim Deed
related
—
Feb 23, 2021
$1,300,000
Cft Nv Developments LLC
Aurora Holdings LLC
Special Warranty Deed
—
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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