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Property profile & analytics
FOR SALE
Day care centers
25850 E Arapahoe Rd Aurora, CO 80016
Entity Owned
4-yr Hold
Free & Clear
Property ID
US13-2062876
For Sale
1 / 5
$6,731,814
25850 E Arapahoe Rd, Aurora, CO 80016
View Listing →
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2015
Construction
FRAME
Total area
10,213 SF
Lot
2.14 ac (93,218 SF)
Zoning code
RE470
APN
2071-29-1-06-004
UPID
US13-2062876
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
by Request
Blend (final)
Blend
$6.54M
Owner & transaction history
Spirit Realty LP · 4 yrs held
Spirit Realty LP
since 2022
Last sale
$6.7M
4 recorded transactions
Zoning & alternative use
RE470 · Aurora, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+47.4%
Auto repair, garage
$4.1M
+44.4%
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
$6,265,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,175,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,090,000
Change: +44% · Conversion: Difficult
Blend value · Realmo final
$6.54M
Range $5.89M – $7.19M · ±10% · vs last sale $6.68M (Jan 10 2022)
Last sale anchor
$6.68M
Jan 10 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
$640 / 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
$127,735
Tax year 2023
Assessed value
$1,138,599
Assessed 2023
Previous assessed
$971,790
+17.2% YoY
Effective rate
11.22%
On assessed value
Land market value
$1,329,098
Improvement market value
$2,751,902
Total market value
$4,081,000
Applied tax rate
1,450.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
For Sale
Year built
2015
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
10,213 SF
Lot
2.14 ac (93,218 SF)
Zoning code
RE470
APN
2071-29-1-06-004
UPID
US13-2062876
Jurisdiction
ARAPAHOE
Zoning & alternative use
RE470 · Aurora, CO
Zoning RE470 · permitted uses
RE470 · Aurora, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Aurora. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.2M
AUTO REPAIR, GARAGE
Est. value
$4.1M
RESTAURANT
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
2015
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.14 ac
Current owner
From public records · entity-resolved
Spirit Realty LP
Entity
Free & Clear · 4 yrs held
Mailing address
21333 HAGGERTY RD STE #300, NOVI, MI 48375-5537
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2022
$6,678,400
Spirit Realty LP
P G Fry Properties INC
Special Warranty Deed
—
May 12, 2016
$5,365,000
P G Fry Properties INC
Brewer Envoy Aurora LLC
Special Warranty Deed
—
—
—
Brewer Envoy Aurora LLC
—
Loan Modification
related
$3,185,406 · Spirit Of Tx Bk Ssb
—
—
Brewer Envoy Aurora LLC
—
Loan Modification
related
$3,185,406 · Spirit Of Tx Bk Ssb
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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