New search
Property profile & analytics
OFF-MARKET
Estimated value
$4,050,000
Turn key restaurants
4305 Fairgrounds Ave Windsor, CO 80550-7177
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US13-2300868
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2018
Construction
STEEL FRAME
Total area
5,245 SF
Lot
1.37 ac (59,503 SF)
APN
86353-17-002
UPID
US13-2300868
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
$4.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.83M
Blend (final)
Blend
$4.05M
Owner & transaction history
Francis Royalties LLC · 2 yrs held
Francis Royalties LLC
since 2024
Last sale
$4.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Windsor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Windsor 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
$4,050,000
ML approach
$4,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.05M
Range $3.65M – $4.46M · ±10% · vs last sale $4.05M (Jan 10 2024)
Last sale anchor
$4.05M
Jan 10 2024
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
$772 / 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
$71,382
Tax year 2023
Assessed value
$599,850
Assessed 2023
Previous assessed
$464,000
+29.3% YoY
Effective rate
11.90%
On assessed value
Assessed land
$265,636
Assessed improvement
$334,214
Land market value
$952,100
Improvement market value
$1,197,900
Total market value
$2,150,000
Applied tax rate
2,719.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2018
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
5,245 SF
Lot
1.37 ac (59,503 SF)
APN
86353-17-002
UPID
US13-2300868
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
Building & site characteristics
From public records
Year built
2018
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
1.37 ac
Current owner
From public records · entity-resolved
Francis Royalties LLC
Entity
Mailing address
7025 W 8TH ST, GREELEY, CO 80634-1214
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2024
$4,050,000
Francis Royalties LLC
Rbr Development Group LLC
Special Warranty Deed
—
Jan 10, 2024
—
Rbr Crossroads Holding Co LLC
Rbr Crossroads R E LLC
Bargain And Sale Deed
—
Jun 18, 2021
—
Rsr Crossroads R E LLC
—
Deed
related
$1,972,017 · Firstbank
Dec 31, 2018
—
Eagle Crossing Self Storage Ll
—
Trustees Deed
related
$2,800,000 · First Interstate Bk
Aug 31, 2018
—
Fossil Ridge Holdings LLC
—
Grant Deed
related
$36,000,000 · First Nat'l Bk/omaha
Aug 6, 2018
—
Rbr Crossroads Re LLC
—
Deed
related
$5,334 · Firstbank
—
—
Rbr Crossroads Re LLC
—
Deed Of Trust
related
$5,334 · Firstbank
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 4305 Fairgrounds Ave?
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.
