New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,310,000
Assisted living facilities
3205 Leslie Dr, Colorado Springs, CO 80909-1039
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US13-1564576
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1978
Construction
WOOD FRAME
Total area
5,643 SF
Lot
0.5 ac (21,775 SF)
Zoning code
R1-6
APN
6333108001
UPID
US13-1564576
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
-
Elan Media Media Distribution
-
The Lodge at Palmer Point Residential Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.31M
Owner & transaction history
Leslie Drive LLC · 4 yrs held
Leslie Drive LLC
since 2021
Last sale
$1.3M
6 recorded transactions
Zoning & alternative use
R1-6 · Colorado Springs, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+494.0%
Office building
$820,000
+311.8%
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 Colorado Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Colorado Springs 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
$1,240,000
ML approach
$1,325,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,185,000
Change: +494% · Conversion: Difficult
OFFICE BUILDING
$820,000
Change: +312% · Conversion: Difficult
Blend value · Realmo final
$1.31M
Range $1.18M – $1.44M · ±10% · vs last sale $1.31M (Oct 5 2021)
Last sale anchor
$1.31M
Oct 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
$232 / 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
$4,943
Tax year 2023
Assessed value
$93,890
Assessed 2023
Previous assessed
$93,890
+0.0% YoY
Effective rate
5.26%
On assessed value
Assessed land
$15,460
Assessed improvement
$78,430
Land market value
$230,815
Improvement market value
$1,170,585
Total market value
$1,401,400
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1978
Construction
WOOD FRAME
Heating
SPACE
Cooling
YES
Stories
2
Units
9
Rooms
9
Bathrooms
8
Total area
5,643 SF
Lot
0.5 ac (21,775 SF)
Zoning code
R1-6
APN
6333108001
UPID
US13-1564576
Jurisdiction
EL PASO
Zoning & alternative use
R1-6 · Colorado Springs, CO
Zoning R1-6 · permitted uses
R1-6 · Colorado Springs, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Colorado Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.2M
OFFICE BUILDING
Est. value
$820,000
COMMERCIAL (GENERAL)
OFFICE 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
1978
Construction
WOOD FRAME
Heating
SPACE
Cooling
Yes
Stories
2
Units
9
Rooms
9
Bathrooms
8
Lot
0.5 ac
Current owner
From public records · entity-resolved
Leslie Drive LLC
Entity
Mailing address
3205 LESLIE DR, COLORADO SPRINGS, CO 80909-1039
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 5, 2021
$1,305,000
Leslie Drive LLC
Martin Franck
Warranty Deed
$1,048,000 · Air Academy FCU
Jul 20, 2007
$875,000
Franck Martin
Lb Country Club Villas LLC
Grant Deed
$568,750 · Old Towne Financial INC
Mar 14, 2005
$1,200,000
Lb Country Club Villas LLC
Deputy Public Te Of Elpaso Cnty
Trustees Deed
related
—
Feb 24, 2005
$1,200,000
Pami Midatlantic LLC
Deputy Public Te Of Elpaso Cnty
Trustees Deed
related
—
Nov 15, 2004
$1,200,000
Pami Midatlantic LLC
Deputy Public Te Of Elpaso Cnty
Trustees Deed
—
Feb 21, 2001
$943,000
Aaronton LLC
Kraft,barry & Frances A
Grant Deed
—
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?”
You own 3205 Leslie Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
