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Property profile & analytics
OFF-MARKET
Estimated value
$20,355,000
Hotels
255 Blackhawk St Aurora, CO 80011-4042
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US13-1914198
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2017
Total area
81,902 SF
Lot
1.83 ac (79,529 SF)
APN
1975-07-2-32-002
UPID
US13-1914198
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
$16.13M
Blend (final)
Blend
$20.36M
Owner & transaction history
Lf3 Aurora LLC · 5 yrs held
Lf3 Aurora LLC
since 2021
Last sale
$26.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$33.5M
+69.3%
Auto repair, garage
$32.8M
+65.8%
Neighborhood: shopping center
$26.6M
+34.4%
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
$24,085,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$19,780,000
Current use
RESTAURANT
$33,495,000
Change: +69% · Conversion: Difficult
AUTO REPAIR, GARAGE
$32,805,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$26,580,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$26,510,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$26,340,000
Change: +33% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$25,460,000
Change: +29% · Conversion: Difficult
MEDICAL BUILDING
$24,870,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$20.36M
Range $18.32M – $22.39M · ±10% · vs last sale $26.04M (Feb 5 2021)
Last sale anchor
$26.04M
Feb 5 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
$249 / 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
$414,644
Tax year 2023
Assessed value
$3,127,311
Assessed 2023
Previous assessed
$2,710,920
+15.4% YoY
Effective rate
13.26%
On assessed value
Land market value
$1,590,580
Improvement market value
$9,618,420
Total market value
$11,209,000
Applied tax rate
1,506.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2017
Heating
YES
Cooling
YES
Buildings
3
Stories
4
Total area
81,902 SF
Lot
1.83 ac (79,529 SF)
APN
1975-07-2-32-002
UPID
US13-1914198
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
HOTEL/MOTEL Current
Est. value
$19.8M
RESTAURANT
Est. value
$33.5M
AUTO REPAIR, GARAGE
Est. value
$32.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.6M
COMMERCIAL (GENERAL)
Est. value
$26.5M
RETAIL STORES
Est. value
$26.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$25.5M
MEDICAL BUILDING
Est. value
$24.9M
HOTEL/MOTEL 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
2017
Heating
YES
Cooling
Yes
Stories
4
Buildings
3
Lot
1.83 ac
Current owner
From public records · entity-resolved
Lf3 Aurora LLC
Entity
Mailing address
1635 43RD ST S STE #205, FARGO, ND 58103-3580
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2021
$26,037,577
Lf3 Aurora LLC
Ln Hospitality Denver LLC
Special Warranty Deed
$15,000,000 · Access Point Financial LLC
Sep 21, 2018
—
Access Pt Finl INC
—
Deed
related
$17,000,000 · L N Hospitality Denver LLC
Aug 10, 2018
—
L N Hospitality Denver LLC
—
Deed
related
$17,000 · Access Point Financial INC
May 2, 2018
$6,297,100
Ln Hospitality Denver LLC
255 Blackhawk Hospitality LLP
Grant Deed
—
Sep 30, 2016
—
255 Blackhawk Hospitality LLP
—
Trustees Deed
related
$17,588,729 · First Nat'l Bk/omaha
Aug 2, 2016
$3,600,100
255 Blackhawk Hospitality LLP
Acmc Midland LLC
Grant Deed
—
—
—
Access Pt Finl INC
—
Deed Of Trust
related
$17,000,000 · L N Hospitality Denver LLC
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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