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Property profile & analytics
OFF-MARKET
Estimated value
$2,045,000
Assisted living facilities
4824 Lemay Ave Fort Collins, CO 80525-9402
Entity Owned
~
Est. High Equity
Property ID
US13-0023447
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2006
Construction
WOOD FRAME
Total area
79,313 SF
Lot
3.29 ac (143,312 SF)
APN
86062-76-001
UPID
US13-0023447
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
-
Lemay Avenue Health & Rehab Facility Nursing Home
-
Laura Garzio Physician
-
Hope Barbara E Physician
-
Christy Peters Medical School General Practitioner
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.05M
Owner & transaction history
Lemay Co Property Holdings LLC
Lemay Co Property Holdings LLC
since 2025
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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,970,000
Current use
Blend value · Realmo final
$2.05M
Range $1.84M – $2.25M · ±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
$26 / 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
$205,388
Tax year 2023
Assessed value
$2,261,774
Assessed 2023
Previous assessed
$1,503,305
+50.5% YoY
Effective rate
9.08%
On assessed value
Assessed land
$619,825
Assessed improvement
$1,641,949
Land market value
$3,582,800
Improvement market value
$13,683,000
Total market value
$17,265,800
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2006
Construction
WOOD FRAME
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
2
Units
130
Rooms
130
Bathrooms
1
Total area
79,313 SF
Lot
3.29 ac (143,312 SF)
APN
86062-76-001
UPID
US13-0023447
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2006
Construction
WOOD FRAME
Heating
PACKAGE
Cooling
Yes
Stories
2
Units
130
Rooms
130
Bathrooms
1
Lot
3.29 ac
Current owner
From public records · entity-resolved
Lemay Co Property Holdings LLC
Entity
Mailing address
802 W DRAKE RD STE #101, FORT COLLINS, CO 80526-5567
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2025
$21,450,000
Lemay Co Property Holdings LLC
Oakville Real Estate LLC
Warranty Deed
$61,275,000 · Bsp Odf II Finance LLC
Sep 17, 2018
—
Oakville Real Estate LLC
—
Deed
related
$10,197,755 · Bank Of Ok
Aug 25, 2011
—
Oakville Real Estate LLC
—
Deed Of Trust
related
$12,941,045 · Bank Of Oklahoma
Dec 9, 2009
—
Oakville Real Estate LLC
—
Deed Of Trust
related
$12,800,000 · Bank Of Oklahoma
Oct 27, 2006
—
Oakville Real Estate LLC
—
Trustees Deed
related
$13,000,000 · First National Bank
Jul 27, 2005
$844,000
Oakville Real Estate LLC
Rule,richard L & Linda D
Warranty Deed
$680,000 · First National Bank
—
—
Richard L Rule
—
Deed Of Trust
related
$285,000 · First National Bank
—
—
Oakville Real Estate LLC
—
Loan Modification
related
$10,197,755 · Bank Of Ok
—
—
Richard L Rule
—
Deed Of Trust
related
$285,000 · First National Bank
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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