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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Residential income homes
2962 Eliot Cir Westminster, CO 80030-5619
Individually Owned
4-yr Hold
Property ID
US13-2341696
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1962
Construction
FRAME
Total area
3,518 SF
Lot
0.19 ac (8,276 SF)
APN
R0067139
UPID
US13-2341696
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
$730k
CAP Approach
CAP
$785k
Comparable Approach
Comparable
$733k
Blend (final)
Blend
$765k
Owner & transaction history
Le T Phan · 4 yrs held
Le T Phan
since 2022
Last sale
$810,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$980,000
+23.0%
Commercial (general)
$970,000
+22.2%
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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
$730,000
ML approach
$730,000
CAP Approach
CAP Return
Estimation
6%
$850,000
6.5%
$785,000
7%
$730,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$795,000
Current use
OFFICE BUILDING
$980,000
Change: +23% · Conversion: Moderate
COMMERCIAL (GENERAL)
$970,000
Change: +22% · Conversion: Moderate
Blend value · Realmo final
$765k
Range $689k – $842k · ±10% · vs last sale $810k (Mar 22 2022)
Last sale anchor
$810k
Mar 22 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
$217 / 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
$5,782
Tax year 2023
Assessed value
$57,500
Assessed 2023
Previous assessed
$57,500
+0.0% YoY
Effective rate
10.06%
On assessed value
Assessed land
$2,840
Assessed improvement
$54,660
Land market value
$42,000
Improvement market value
$808,000
Total market value
$850,000
Applied tax rate
555.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1962
Construction
FRAME
Heating
HOT WATER
Stories
1
Units
4
Rooms
16
Bathrooms
4
Total area
3,518 SF
Lot
0.19 ac (8,276 SF)
APN
R0067139
UPID
US13-2341696
Jurisdiction
ADAMS
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$795,000
OFFICE BUILDING
Est. value
$980,000
COMMERCIAL (GENERAL)
Est. value
$970,000
APARTMENT HOUSE (5+ UNITS) 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
1962
Construction
FRAME
Heating
HOT WATER
Stories
1
Units
4
Rooms
16
Bathrooms
4
Lot
0.19 ac
Current owner
From public records · entity-resolved
Le T Phan
Individual
Mailing address
2962 ELIOT CIR, WESTMINSTER, CO 80030-5619
Mailing matches property
Yes
Owner-occupied
Yes
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2022
$810,000
Le T Phan
Daniel Hemingway
Special Warranty Deed
$596,825 · United Wholesale Mortgage
Mar 22, 2022
—
Daniel Hemingway
Daniel Aaron Hemingway
Intrafamily Transfer
related
$25,240 · M & T Bank
Dec 2, 2019
—
Daniel Hemingway
Daniel Aaron Hemingway
Intrafamily Transfer
related
$451,500 · Nova Financial & Investment Corp
Aug 21, 2019
—
Estenban L Gaytan
Gayton,esteban
Quit Claim Deed
related
—
Jun 4, 2015
$400,000
Daniel Aaron Hemingway
Double Jgg LLC
Warranty Deed
$392,755 · On Q Financial INC
Oct 1, 2013
$330,000
Double Jgg LLC
Pena,erika
Warranty Deed
$264,000 · Castle Rock Bank
Aug 9, 2012
$279,000
Erika Pena
Zip Up Properties
Warranty Deed
$200,000 · Firstbank
Aug 9, 2012
—
Zip Up Properties
711 Bellaire Street
Quit Claim Deed
related
—
Jun 2, 2011
$184,985
771 Bellaire Street
Trans Western Management Group INC
Warranty Deed
$147,988 · Firstbank
May 18, 2011
$186,651
771 Bellaire LLC
Deutsche Bk NA Trust 2006-5
Grant Deed
—
May 17, 2011
—
Trans-western Mgmt Group INC
771 Bellaire LLC
Quit Claim Deed
related
—
May 17, 2011
$186,651
771 Bellaire LLC
Deutsche Bk NA Trust 2006-5
Grant Deed
—
Feb 25, 2011
—
Deutsche Bk Natl Trust C 2006-5
Public Trustee Of Adams County
Trustees Deed
related
—
Feb 8, 2011
$163,000
Neil Elkins
Deputy Public Te Of Adams Cnty
Certificate Of Purchase
$276,000
Jul 5, 2006
$277,500
Neil Elkins
Talbert Family LP
Warranty Deed
$225,255 · Merchants Mortgage & Trust Corp
May 19, 1999
—
Talbert Family Ptshp
Talbert,devon
Quit Claim Deed
related
—
May 19, 1999
$150,000
Talbert,devon
Golden Frontier Industries INC
Trustees Deed
$74,800 · Mid America Mortgage Corp
—
—
Devon Talbert
—
Deed Of Trust
related
$77,600 · Homecomings Financial Network
—
—
Talbert Family Ptshp
—
Deed Of Trust
related
$400,000 · Heritage Bank
—
—
Neil Elkins
—
Deed Of Trust
related
$276,000 · American Brokers Conduit
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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