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    455 High Llama Ln Durango, CO 81301
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    455 High Llama Ln Durango, CO 81301

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    • Residential land & home lots
    For Sale
    $2,400,000
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    25 Acres Development Opportunity, Durango For Sale
    $2,400,000
    25.00 Acres

    25 Acres Development Opportunity, Durango

    25 acres near Durango city limits, development potential.

    455 & 589 High Llama Lane, Durango, CO 81301
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    Property ID
    US13-2559984
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Mathis Mountain Media / Photography Service / (Bike/Boat/Book/etc) Store

    Property Details for 455 High Llama Ln

    Property type
    Residential land & home lots

    Description

    Two separately deeded parcels consisting of 25 acres in the path of development at the edge of Durango City limits. No HOA & No Covenants. City of Durango will require annexation for this land that is zoned medium density residential and approved for up to 12 units per acre. With the average price of a home in Durango now running over $900K, there's plenty of profit margin here for a developer. Central water and sewer are located just to the south at the corner of High Llama Lane and Wilson Gulch Road. Annual taxes are $3,095. 3 bedroom home built in 1981 rented for $1,000 a month through May 1, 2025. Guest apartment currently rented at $700 a month through May 1, 2025. No value given to the improvements.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Durango
    County
    La Plata
    State
    Colorado
    Longitude
    -107.8337872
    Latitude
    37.235564

    Comparable in this City

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      Residential Land in Durango's Animas Valley

      Residential land in a new, established Durango neighborhood.
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      Durango Residential Land Opportunity

      Residential land in Twin Buttes neighborhood, ready for new builds.
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      Durango Residential Land Opportunity

      Residential land in Twin Buttes, ready for new home builds.
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    • $1,950,000
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      Durango Residential Land with Views

      Westward-sloping acreage with mountain views in Three Springs.
      30 Vis Norte St, Durango, CO 81301
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    • $165,000
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      Secluded Mountain Land in Durango

      Private 1.56-acre sanctuary with mountain views and lake access.
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      View Details

    Similar Nearby for Sale

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      Durango Residential Land Opportunity

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    • $165,000
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      Secluded Mountain Land in Durango

      Private 1.56-acre sanctuary with mountain views and lake access.
      67 Big Pine Trl, Durango, CO 81301
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      Durango Residential Lot with Open Space

      Residential lot in Twin Buttes with open space boundary.
      893 Twin Buttes Ave, Durango, CO 81301
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    • $1,950,000
      8.19 Acres

      Durango Residential Land with Views

      Westward-sloping acreage with mountain views in Three Springs.
      30 Vis Norte St, Durango, CO 81301
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    • $285,000
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      Residential Land in Durango, CO

      Residential land in West Dalton Ranch, near Durango Hot Springs.
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    • $332,000
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      Durango Residential Land Opportunity

      Spacious lot near downtown Durango with community amenities.
      119 Cabin Creek Dr, Durango, CO 81301
      View Details

    Similar Nearby for Lease

    • $1,591 /Mo
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      Mercado District Office Space Available

      Class A office space in Durango's Mercado District for lease.
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    • $1,771 /Mo
      1,328 SF

      Mercado District Class A Office

      LEED certified office space in Durango's Three Springs area.
      175 Mercado St, Durango, CO 81301
      View Details
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    Durango, CO 81301
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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