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Property profile & analytics
OFF-MARKET
Vineyards
461 35th Rd Palisade, CO 81526-9518
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US13-1162015
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
1925
Construction
WOOD
Total area
800 SF
Lot
3.82 ac (166,399 SF)
Zoning code
AFT
APN
2941-181-00-117
UPID
US13-1162015
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
-
Carlson Vineyards Winery Brewery & Distillery Specialty Food Shop
-
Laughing Cat Vineyard
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Garrett Portra · 10 yrs held
Garrett Portra
since 2016
3 recorded transactions
Zoning & alternative use
AFT · Palisade, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of AFT zone is to provide wineries, vineyards and related lodging and commercial activity
Zone name
Agriculture Forestry Transitional
General category
COMMERCIAL
Zone area
91.52 ac
Source
Realmo
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 Palisade submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palisade 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,803
Tax year 2023
Assessed value
$108,600
Assessed 2023
Previous assessed
$76,930
+41.2% YoY
Effective rate
7.19%
On assessed value
Assessed land
$7,660
Assessed improvement
$100,940
Land market value
$27,690
Improvement market value
$361,790
Total market value
$389,480
Applied tax rate
14,401.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Vineyards
Use group
WINERY
Status
Off-Market
Year built
1925
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
4
Stories
1
Units
1
Total area
800 SF
Lot
3.82 ac (166,399 SF)
Zoning code
AFT
APN
2941-181-00-117
UPID
US13-1162015
Jurisdiction
MESA
Zoning & alternative use
AFT · Palisade, COZoning AFT · permitted uses
AFT · Palisade, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of AFT zone is to provide wineries, vineyards and related lodging and commercial activity
Zone name
Agriculture Forestry Transitional
General category
COMMERCIAL
Zone area
91.52 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1925
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Units
1
Lot
3.82 ac
Current owner
From public records · entity-resolved
Garrett Portra
Individual
Mailing address
461 35TH RD, PALISADE, CO 81526-9518
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2016
—
Garrett Portra
Brix & Portar LLC
Quit Claim Deed
—
Oct 1, 2015
$400,000
Brix & Portar LLC
Carlson,kenneth P & Mary R
Grant Deed
$1,300,000 · Kenneth P & Mary R Carlson
Apr 26, 2007
—
Talbott Farms INC
Carlson,kenneth P & Mary R
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
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