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Property profile & analytics
OFF-MARKET
Estimated value
$2,835,000
Office Spaces
770 Horizon Dr Grand Junction, CO 81506
Entity Owned
5-yr Hold
Free & Clear
Property ID
US13-0712873
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,780 SF
Lot
0.83 ac (36,000 SF)
Zoning code
C-1
APN
2705-312-01-115
UPID
US13-0712873
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
$3.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.89M
Blend (final)
Blend
$2.84M
Owner & transaction history
Horizon Dr LLC · 5 yrs held
Horizon Dr LLC
since 2020
Last sale
$2.8M
3 recorded transactions
Zoning & alternative use
C-1 · Grand Junction, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.0M
+38.3%
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 Grand Junction submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grand Junction 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
$3,475,000
ML approach
$3,155,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,175,000
Current use
RESTAURANT
$3,005,000
Change: +38% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,035,000
Change: -7% · Conversion: Difficult
OFFICE BUILDING
$1,935,000
Change: -11% · Conversion: Easy
RETAIL STORES
$1,860,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$2.84M
Range $2.55M – $3.12M · ±10% · vs last sale $2.80M (Jul 30 2020)
Last sale anchor
$2.80M
Jul 30 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
$206 / 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
$25,075
Tax year 2023
Assessed value
$338,810
Assessed 2023
Previous assessed
$231,910
+46.1% YoY
Effective rate
7.40%
On assessed value
Assessed land
$108,480
Assessed improvement
$230,330
Land market value
$388,800
Improvement market value
$825,550
Total market value
$1,214,350
Applied tax rate
14,102.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
10
Bathrooms
3
Total area
13,780 SF
Lot
0.83 ac (36,000 SF)
Zoning code
C-1
APN
2705-312-01-115
UPID
US13-0712873
Jurisdiction
MESA
Zoning & alternative use
C-1 · Grand Junction, CO
Zoning C-1 · permitted uses
C-1 · Grand Junction, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grand Junction. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.2M
RESTAURANT
Est. value
$3.0M
WAREHOUSE, STORAGE
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.9M
RETAIL STORES
Est. value
$1.9M
COMMERCIAL (GENERAL) Current
RESTAURANT
WAREHOUSE, STORAGE
OFFICE BUILDING
RETAIL STORES
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
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
10
Bathrooms
3
Lot
0.83 ac
Current owner
From public records · entity-resolved
Horizon Dr LLC
Entity
Free & Clear · 5 yrs held
Mailing address
774 MAYS BLVD STE #10, INCLINE VILLAGE, NV 89451-9613
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2020
—
Horizon Dr LLC
David Vice
Quit Claim Deed
related
—
Aug 23, 2019
$2,800,000
David G Vice
Dill,ernest R & Julia D
Warranty Deed
$270,000 · Ernest R & Julia D Dill
Aug 21, 2019
$100,000
David Vice
Horizon Drive LLP
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.
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