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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Commercial real estate
2580 Iris Ave Boulder, CO 80304-2317
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US13-1020702
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1971
Construction
TYPE NOT SPECIFIED
Total area
2,642 SF
Lot
0.37 ac (16,030 SF)
Zoning code
9163
APN
1463-19-4-01-001
UPID
US13-1020702
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
-
Snow Lion Preschool High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$835k
CAP Approach
CAP
$660k
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$840k
Owner & transaction history
Ranerda Xl LLC · 4 yrs held
Ranerda Xl LLC
since 2022
Last sale
$800,000
7 recorded transactions
Zoning & alternative use
9163 · Boulder, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
municipal code
Top alternative use upside
Auto repair, garage
$1.2M
+0.3%
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 Boulder submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boulder 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
$840,000
ML approach
$835,000
CAP Approach
CAP Return
Estimation
6%
$715,000
6.5%
$660,000
7%
$610,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,225,000
Current use
AUTO REPAIR, GARAGE
$1,230,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$840k
Range $756k – $924k · ±10% · vs last sale $800k (Feb 15 2022)
Last sale anchor
$800k
Feb 15 2022
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
$318 / 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
$18,553
Tax year 2023
Assessed value
$223,200
Assessed 2023
Previous assessed
$188,500
+18.4% YoY
Effective rate
8.31%
On assessed value
Assessed land
$174,375
Assessed improvement
$48,825
Land market value
$625,000
Improvement market value
$175,000
Total market value
$800,000
Applied tax rate
10.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1971
Construction
TYPE NOT SPECIFIED
Heating
FLOOR/WALL FURNACE
Stories
1
Total area
2,642 SF
Lot
0.37 ac (16,030 SF)
Zoning code
9163
APN
1463-19-4-01-001
UPID
US13-1020702
Jurisdiction
BOULDER
Zoning & alternative use
9163 · Boulder, COZoning 9163 · permitted uses
9163 · Boulder, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
municipal code
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL) 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
1971
Construction
TYPE NOT SPECIFIED
Heating
FLOOR/WALL FURNACE
Stories
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Ranerda Xl LLC
Entity
Mailing address
2580 IRIS AVE, BOULDER, CO 80304-2317
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2022
$800,000
Ranerda Xl LLC
Snow Lion School INC
Special Warranty Deed
—
Feb 15, 2022
—
Ranerdaxl LLC
Snow Lion School INC
Bargain And Sale Deed
—
May 17, 2018
—
Snow Lion School INC
—
Deed
related
$45,000 · Elevations Cu
Feb 1, 2018
—
Snow Lion School INC
—
Deed
related
$390,000 · Elevations Cu
Mar 5, 2014
$535,000
Snow Lion School INC
Acorn Sch Of Early Childhood Dev
Grant Deed
—
Mar 5, 2014
—
Snow Lion School INC
Acorn Sch Of Early Childhood Dev
Grant Deed
related
$439,900 · Centennial Bk
—
—
Snow Lion School INC
—
Deed Of Trust
related
$40,000 · Centennial Bk
—
—
Acorn Child Dev Center
—
Deed Of Trust
related
$12,000 · Boulder City (co)
—
—
Acorn School Of Early Childhoo
—
Deed Of Trust
related
$255,000 · Us Bank NA
—
—
Acorn School For Early Childho
—
Deed Of Trust
related
$280,805 · First National Bank Colorado
—
—
Snow Lion School INC
—
Deed Of Trust
related
$390,000 · Elevations Cu
—
—
Snow Lion School INC
—
Deed Of Trust
related
$45,000 · Elevations Cu
—
—
Acorn School Of Early Childhoo
—
Deed Of Trust
related
$25,000 · Us Bank NA
—
—
Acorn School Of Early Childhoo
—
Deed Of Trust
related
$36,000 · Us Bank NA
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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