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Property profile & analytics
OFF-MARKET
Estimated value
$4,460,000
Sports & entertainment properties
5260 Arena Cir Loveland, CO 80538-7015
Trust Owned
15-yr Hold
~
Est. High Equity
Property ID
US13-0995340
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2003
Construction
STEEL FRAME
Total area
65,347 SF
Lot
206.52 ac (8,996,011 SF)
APN
86341-09-901
UPID
US13-0995340
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.46M
Owner & transaction history
Hammons John Q Trust · 15 yrs held
Hammons John Q Trust
since 2010
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.9M
+92.9%
Restaurant
$6.7M
+87.0%
Commercial (general)
$6.7M
+86.3%
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 Loveland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Loveland 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
RECREATIONAL/ENTERTAINMENT (GENERAL)
$3,570,000
Current use
MEDICAL BUILDING
$6,890,000
Change: +93% · Conversion: Difficult
RESTAURANT
$6,680,000
Change: +87% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,655,000
Change: +86% · Conversion: Difficult
Blend value · Realmo final
$4.46M
Range $4.01M – $4.91M · ±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
$68 / 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
$801,689
Tax year 2023
Assessed value
$10,175,523
Assessed 2023
Previous assessed
$9,101,247
+11.8% YoY
Effective rate
7.88%
On assessed value
Assessed land
$4,141,311
Assessed improvement
$6,034,212
Land market value
$14,843,410
Improvement market value
$21,628,000
Total market value
$36,471,410
Applied tax rate
2,211.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2003
Construction
STEEL FRAME
Heating
YES
Cooling
YES
Buildings
3
Stories
2
Total area
65,347 SF
Lot
206.52 ac (8,996,011 SF)
APN
86341-09-901
UPID
US13-0995340
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$6.9M
RESTAURANT
Est. value
$6.7M
COMMERCIAL (GENERAL)
Est. value
$6.7M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
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
2003
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
2
Buildings
3
Lot
206.52 ac
Current owner
From public records · entity-resolved
Hammons John Q Trust
Trust
Mailing address
215 W OAK ST, FORT COLLINS, CO 80521-2730
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2010
—
Hammons John Q Trust
—
Deed Of Trust
related
$49,000,000 · First National Bank Omaha
—
—
Hammons,john Q Trust
—
Loan Modification
related
$36,724,956 · First Nat'l Bk/omaha
—
—
Hammons John Q Trust
—
Deed Of Trust
related
$49,000,000 · First National Bank Omaha
—
—
Hammons,john Q Trust
—
Loan Modification
related
$34,755,015 · First Nat'l Bk/omaha
—
—
Jdhq Hotels LLC
—
Deed Of Trust
related
$635,000 · Goldman-sachs Mtg
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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