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Property profile & analytics
OFF-MARKET
Estimated value
$2,325,000
Retail space
2451 Patterson Rd Grand Junction, CO 81505-3602
Entity Owned
27-yr Hold
Free & Clear
Property ID
US13-1051585
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,550 SF
Lot
1.59 ac (69,260 SF)
Zoning code
C-1
APN
2945-091-00-118
UPID
US13-1051585
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
-
Make your Bed (Bike/Boat/Book/etc) Store
-
Barnes & Noble (Bike/Boat/Book/etc) Store
-
Starbucks Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.56M
Comparable Approach
Comparable
$2.79M
Blend (final)
Blend
$2.33M
Owner & transaction history
SB ADVISORS INC
SB ADVISORS INC
Zoning & alternative use
C-1 · Grand Junction, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.8M
+61.5%
Commercial (general)
$3.1M
+31.1%
Warehouse, storage
$2.6M
+9.2%
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 Grand Junction submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grand Junction 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%
$2,775,000
6.5%
$2,560,000
7%
$2,380,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,370,000
Current use
RESTAURANT
$3,830,000
Change: +61% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,110,000
Change: +31% · Conversion: Easy
WAREHOUSE, STORAGE
$2,590,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$2,465,000
Change: +4% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,355,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$2.33M
Range $2.09M – $2.56M · ±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
$132 / 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
$49,476
Tax year 2023
Assessed value
$699,780
Assessed 2023
Previous assessed
$449,180
+55.8% YoY
Effective rate
7.07%
On assessed value
Assessed land
$202,900
Assessed improvement
$496,880
Land market value
$727,230
Improvement market value
$1,780,940
Total market value
$2,508,170
Applied tax rate
10,301.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
10
Bathrooms
1
Total area
17,550 SF
Lot
1.59 ac (69,260 SF)
Zoning code
C-1
APN
2945-091-00-118
UPID
US13-1051585
Jurisdiction
MESA
Zoning & alternative use
C-1 · Grand Junction, CO
Zoning C-1 · permitted uses
C-1 · Grand Junction, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grand Junction. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.4M
RESTAURANT
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.5M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
OFFICE BUILDING
INDUSTRIAL (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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
10
Bathrooms
1
Lot
1.59 ac
Current owner
From public records · entity-resolved
SB ADVISORS INC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 3434, ENGLEWOOD, CO 80155-3434
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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