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Property profile & analytics
OFF-MARKET
Estimated value
$1,900,000
Retail space
3700 College Ave Fort Collins, CO 80525-3629
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US13-2743767
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,773 SF
Lot
0.69 ac (29,969 SF)
APN
97362-15-001
UPID
US13-2743767
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
-
Panera Bread Cafe & Coffee Shop
-
Verus Bank of Commerce Bank Loan Service
-
Capitol Wealth Inc Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.27M
Comparable Approach
Comparable
$1.40M
Blend (final)
Blend
$1.90M
Owner & transaction history
Brock Holdings LLC · 19 yrs held
Brock Holdings LLC
since 2007
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.6M
+0.4%
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 Fort Collins submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Collins 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,455,000
6.5%
$2,270,000
7%
$2,105,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,615,000
Current use
OFFICE BUILDING
$2,625,000
Change: +0% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,385,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.90M
Range $1.71M – $2.09M · ±10%
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
$194 / 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
$61,462
Tax year 2023
Assessed value
$681,597
Assessed 2023
Previous assessed
$681,597
+0.0% YoY
Effective rate
9.02%
On assessed value
Assessed land
$150,464
Assessed improvement
$531,133
Land market value
$539,300
Improvement market value
$1,903,700
Total market value
$2,443,000
Applied tax rate
1,100.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Units
2
Total area
9,773 SF
Lot
0.69 ac (29,969 SF)
APN
97362-15-001
UPID
US13-2743767
Jurisdiction
LARIMER
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
RETAIL STORES Current
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.4M
RETAIL STORES Current
OFFICE BUILDING
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
Yes
Stories
1
Units
2
Lot
0.69 ac
Current owner
From public records · entity-resolved
Brock Holdings LLC
Entity
Mailing address
385 OAKHURST LN, COLORADO SPRINGS, CO 80906-4399
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2007
$3,450,000
Brock Holdings LLC
Palmer House LLC
Grant Deed
related
$3,200,000 · Genworth Life Insurance Co
May 10, 2006
—
Palmer House LLC
—
Trustees Deed
related
$380,788 · Bank Of Colorado
Mar 11, 2005
—
Palmer House LLC
—
Trustees Deed
related
$451,004 · Bank Of Colorado
Feb 9, 2005
—
Department Of Transportation
Palmer House LLC
Warranty Deed
related
—
Jun 14, 2004
—
Palmer House LLC
—
Trustees Deed
related
$1,250,000 · Bank Of Colorado
—
—
Brock Holdings LLC
—
Deed Of Trust
related
$3,700,000 · Security Svc FCU
—
—
Palmer House LLC
—
Deed Of Trust
related
$200,000 · Bank Of Colorado
—
—
Palmer House LLC
—
Deed Of Trust
related
$1,700,000 · Bank Of Colorado
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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