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Property profile & analytics
OFF-MARKET
Estimated value
$5,150,000
Hotels
233 Grand Vly Way Parachute, CO 81635-9608
Entity Owned
1-yr Hold
Free & Clear
Property ID
US13-1090199
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2009
Construction
METAL FRAME
Total area
41,117 SF
Lot
1.53 ac (66,647 SF)
APN
240707306002
UPID
US13-1090199
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
-
Western Slope Suites Hotel & Motel
-
Candlewood Suites Parachute, an IHG Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.15M
CAP Approach
CAP
$3.97M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.15M
Owner & transaction history
Promised Land Management 3 INC · 1 yrs held
Promised Land Management 3 INC
since 2024
Last sale
$5.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.4M
+73.3%
Commercial (general)
$6.0M
+63.6%
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 Parachute submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Parachute 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
$5,150,000
ML approach
$5,150,000
CAP Approach
CAP Return
Estimation
6%
$4,295,000
6.5%
$3,965,000
7%
$3,685,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,690,000
Current use
OFFICE BUILDING
$6,395,000
Change: +73% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,035,000
Change: +64% · Conversion: Difficult
Blend value · Realmo final
$5.15M
Range $4.64M – $5.67M · ±10% · vs last sale $5.15M (Nov 27 2024)
Last sale anchor
$5.15M
Nov 27 2024
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
$125 / 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
$58,835
Tax year 2023
Assessed value
$965,320
Assessed 2023
Previous assessed
$427,440
+125.8% YoY
Effective rate
6.09%
On assessed value
Assessed land
$83,670
Assessed improvement
$881,650
Land market value
$299,910
Improvement market value
$3,160,030
Total market value
$3,459,940
Applied tax rate
48.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2009
Construction
METAL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
4
Units
1
Bathrooms
75
Total area
41,117 SF
Lot
1.53 ac (66,647 SF)
APN
240707306002
UPID
US13-1090199
Jurisdiction
GARFIELD
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
HOTEL/MOTEL Current
Est. value
$3.7M
OFFICE BUILDING
Est. value
$6.4M
COMMERCIAL (GENERAL)
Est. value
$6.0M
HOTEL/MOTEL Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2009
Construction
METAL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Units
1
Bathrooms
75
Lot
1.53 ac
Current owner
From public records · entity-resolved
Promised Land Management 3 INC
Entity
Free & Clear · 1 yrs held
Mailing address
9685 VIA EXCELENCIA STE #208, SAN DIEGO, CA 92126-7500
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 27, 2024
—
Promised Land Management 3 INC
His Grace Holdings 3 LLC
Deed
—
Nov 27, 2024
$5,150,000
His Grace Holdings 3 LLC
Oceanic Prachute LP
Special Warranty Deed
$4,150,000 · Ready Capital Corp
May 19, 2022
$3,050,000
Oceanic Parachute LP
United Bass Ore LLC
Special Warranty Deed
$1,982,500 · Alpine Bank
Apr 13, 2021
—
United Bass Ore LLC
United Bank & Trust
Bargain And Sale Deed
—
Apr 8, 2021
—
United Bank & Trusts
High Country Hospitality LLC
Trustees Deed
related
—
Jun 29, 2016
—
High Country Hospitality LLC
—
Deed
related
$2,000,000 · Private Individual
Jul 14, 2008
—
High Country Hospitality LLC
—
Trustees Deed
related
$5,313,250 · United Bank & Trust Co
Jun 10, 2008
—
High Country Hospitality LLC
Mountain & Lake Suites INC
Grant Deed
—
Jan 25, 2008
—
High Country Hospitality LLC
Mountain & Lake Suites INC
Grant Deed
—
—
—
High Country Hospitality LLC
—
Deed Of Trust
related
$2,000,000 · Private Individual
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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