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Property profile & analytics
FOR SALE
Medical Office Space
4450 Union St Johnstown, CO 80534
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US13-0465185
For Sale
1 / 25
$4,250,000
4450 Union St, Johnstown, CO 80534
View Listing →
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,687 SF
Lot
0.28 ac (12,371 SF)
APN
85141-12-001
UPID
US13-0465185
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
$2.70M
CAP Approach
CAP
$3.04M
Comparable Approach
Comparable
$3.83M
Blend (final)
Blend
$2.92M
Owner & transaction history
Union Porperty Holdings LLC · 4 yrs held
Union Porperty Holdings LLC
since 2022
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.4M
+3.0%
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 Johnstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Johnstown 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
$2,835,000
ML approach
$2,695,000
CAP Approach
CAP Return
Estimation
6%
$3,290,000
6.5%
$3,035,000
7%
$2,820,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$4,230,000
Current use
APARTMENT HOUSE (5+ UNITS)
$4,360,000
Change: +3% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,585,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.92M
Range $2.62M – $3.21M · ±10% · vs last sale $3.00M (Jun 3 2022)
Last sale anchor
$3.00M
Jun 3 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
$213 / 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
$101,540
Tax year 2023
Assessed value
$837,000
Assessed 2023
Previous assessed
$986,000
-15.1% YoY
Effective rate
12.13%
On assessed value
Assessed land
$111,488
Assessed improvement
$725,512
Land market value
$399,600
Improvement market value
$2,600,400
Total market value
$3,000,000
Applied tax rate
2,804.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Sale
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
2
Total area
13,687 SF
Lot
0.28 ac (12,371 SF)
APN
85141-12-001
UPID
US13-0465185
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
MEDICAL BUILDING Current
Est. value
$4.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$3.6M
MEDICAL BUILDING Current
APARTMENT HOUSE (5+ UNITS)
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
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
PACKAGE
Cooling
Yes
Stories
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Union Porperty Holdings LLC
Entity
Mailing address
425 HERITAGE LN #100, JOHNSTOWN, CO 80534-7816
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2022
$3,000,000
Union Porperty Holdings LLC
2534 Medical Professional Offices L
Special Warranty Deed
$2,250,000 · Bokf NA
Apr 16, 2019
—
25/34 Medical Prof Offices LLC
—
Deed
related
$2,555,475 · Bank Of Co
Sep 18, 2008
—
25/34 Medical Prof Offices LLC
—
Trustees Deed
related
$3,675,000 · Bank Of Colorado
Sep 11, 2007
$777,120
25/34 Medical Prof Offices LLC
Larimer 2534 LLC
Grant Deed
$3,675,000 · Bank Of Colorado
—
—
25/34 Medical Prof Offices LLC
—
Deed Of Trust
related
$2,041,699 · Bank Of Colorado
—
—
25/34 Medical Prof Offices LLC
—
Deed Of Trust
related
$428,340 · Bank Of Colorado
—
—
25/34 Medical Prof Offices LLC
—
Loan Modification
related
$2,555,475 · Bank Of Co
—
—
25/34 Medical Prof Offices LLC
—
Deed Of Trust
related
$1,680,000 · Community Economic Dev Co Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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