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Property profile & analytics
OFF-MARKET
Estimated value
$9,330,000
Strip malls
7150 Academy Blvd 7190 Colorado Springs, CO 80920-3185
Entity Owned
4-yr Hold
Free & Clear
Property ID
US13-0930517
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2002
Construction
WOOD FRAME
Total area
20,015 SF
Lot
2.66 ac (115,870 SF)
Zoning code
PBC/CR
APN
6308014015
UPID
US13-0930517
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
-
Sweet serenity spa Spa & Massage Center
-
Shear Performance Hair Design Barber Shop
-
Sweet Serenity Spa - Envision Skin Hair Salon
-
Butterfly Hairstyles by carla Hair Salon
-
Sandra Kafka Beauty Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.52M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.33M
Owner & transaction history
Altus Academy LLC · 4 yrs held
Altus Academy LLC
since 2022
Last sale
$12.9M
5 recorded transactions
Zoning & alternative use
PBC/CR · Colorado Springs, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.8M
+64.2%
Apartment house (5+ units)
$8.2M
+53.1%
Commercial (general)
$7.7M
+44.3%
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 Colorado Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Colorado 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
$11,960,000
ML approach
$8,520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$8,760,000
Change: +64% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,170,000
Change: +53% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,700,000
Change: +44% · Conversion: Easy
Blend value · Realmo final
$9.33M
Range $8.40M – $10.26M · ±10% · vs last sale $12.93M (Mar 2 2022)
Last sale anchor
$12.93M
Mar 2 2022
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
$466 / 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
$65,375
Tax year 2023
Assessed value
$1,052,920
Assessed 2023
Previous assessed
$1,052,920
+0.0% YoY
Effective rate
6.21%
On assessed value
Assessed land
$405,710
Assessed improvement
$647,210
Land market value
$1,454,156
Improvement market value
$2,319,763
Total market value
$3,773,919
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2002
Construction
WOOD FRAME
Heating
PACKAGE
Cooling
AC.PACKAGE
Stories
1
Total area
20,015 SF
Lot
2.66 ac (115,870 SF)
Zoning code
PBC/CR
APN
6308014015
UPID
US13-0930517
Jurisdiction
EL PASO
Zoning & alternative use
PBC/CR · Colorado Springs, CO
Zoning PBC/CR · permitted uses
PBC/CR · Colorado Springs, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Colorado Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$8.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.2M
COMMERCIAL (GENERAL)
Est. value
$7.7M
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2002
Construction
WOOD FRAME
Heating
PACKAGE
Cooling
Yes
Stories
1
Lot
2.66 ac
Current owner
From public records · entity-resolved
Altus Academy LLC
Entity
Free & Clear · 4 yrs held
Mailing address
231 S BEMISTON AVE STE #650, SAINT LOUIS, MO 63105-1956
Ownership since
2022
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
Mar 2, 2022
$12,926,000
Altus Academy LLC
7190 Academy LLC
Special Warranty Deed
—
Dec 31, 2013
$8,843,800
7190 Academy LLC
Rusinak & Rusinak LLC
Grant Deed
—
—
—
Rusinak & Rusinak LLC
—
Deed Of Trust
related
—
—
—
7190 Academy LLC
—
Deed Of Trust
related
$5,820,000 · Wells Fargo Bk
—
—
Rusinak & Rusinak LLC
—
Deed Of Trust
related
—
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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