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Property profile & analytics
OFF-MARKET
Estimated value
$1,105,000
Retail space
565 Vlg Dr Pagosa Springs, CO 81147-8989
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US13-1974907
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Total area
10,638 SF
Lot
1.18 ac (51,401 SF)
Zoning code
MIXED-USE TOWN CENTER
APN
569921223006
UPID
US13-1974907
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
-
Thai Pagosa Restaurant
-
Lisa Thomas American Family Insurance Insurance Agency
-
The Spotted Pup Pet Grooming Service
-
Shelley Low - EXIT Realty Home & Ranch Real Estate Agency
-
newchina Chinese Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$817k
Blend (final)
Blend
$1.11M
Owner & transaction history
Chenghua Huang · 6 yrs held
Chenghua Huang
since 2020
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
MIXED-USE TOWN CENTER · Pagosa Springs, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+8.6%
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 Pagosa Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pagosa Springs 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
$1,125,000
ML approach
$1,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,370,000
Current use
RESTAURANT
$1,485,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$1.11M
Range $995k – $1.22M · ±10% · vs last sale $1.05M (Jan 31 2020)
Last sale anchor
$1.05M
Jan 31 2020
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
$104 / 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
$13,763
Tax year 2023
Assessed value
$229,580
Assessed 2023
Previous assessed
$327,590
-29.9% YoY
Effective rate
5.99%
On assessed value
Assessed land
$81,910
Assessed improvement
$147,670
Land market value
$293,590
Improvement market value
$529,280
Total market value
$822,870
Applied tax rate
5.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2000
Heating
FORCED AIR
Stories
1
Total area
10,638 SF
Lot
1.18 ac (51,401 SF)
Zoning code
MIXED-USE TOWN CENTER
APN
569921223006
UPID
US13-1974907
Jurisdiction
ARCHULETA
Zoning & alternative use
MIXED-USE TOWN CENTER · Pagosa Springs, CO
Zoning MIXED-USE TOWN CENTER · permitted uses
MIXED-USE TOWN CENTER · Pagosa Springs, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pagosa Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
RESTAURANT
Est. value
$1.5M
RETAIL STORES Current
RESTAURANT
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
2000
Heating
FORCED AIR
Stories
1
Lot
1.18 ac
Current owner
From public records · entity-resolved
Chenghua Huang
Individual
Mailing address
2561 E MAIN ST, CORTEZ, CO 81321-4223
Ownership since
2020
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
Sep 26, 2022
—
Hengbin Huang
—
Deed
related
$803,453 · The Dolores State Bank
Jan 31, 2020
$1,050,000
Chenghua Huang
Ck Hilliard LLC
Warranty Deed
$635,011 · The Dolores State Bank
Jan 31, 2020
—
Ck Hilliard LLC
Ck Hilliard Limited Partnership
Intrafamily Transfer
related
—
Aug 9, 2016
—
Ck Hilliard
—
Deed
related
$700,000 · Citizens Bank Of Pagosa Springs
May 12, 2016
$982,000
Ck Hilliard Limited Partnership
King Capital INC
Warranty 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.
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