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Property profile & analytics
OFF-MARKET
Estimated value
$3,105,000
Retail space
8362 Sheridan Blvd Westminster, CO 80003-6001
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US13-1008197
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Total area
8,005 SF
Lot
1.52 ac (66,211 SF)
APN
R0062940
UPID
US13-1008197
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
$2.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.00M
Blend (final)
Blend
$3.11M
Owner & transaction history
Delsouz & Laleh LLC · 3 yrs held
Delsouz & Laleh LLC
since 2022
Last sale
$3.3M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.4M
+17.5%
Restaurant
$3.0M
+3.2%
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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
$2,980,000
ML approach
$2,950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,905,000
Current use
AUTO REPAIR, GARAGE
$3,410,000
Change: +17% · Conversion: Difficult
RESTAURANT
$3,000,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$3.11M
Range $2.79M – $3.42M · ±10% · vs last sale $3.30M (Jul 22 2022)
Last sale anchor
$3.30M
Jul 22 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
$388 / 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
$55,212
Tax year 2023
Assessed value
$543,850
Assessed 2023
Previous assessed
$599,730
-9.3% YoY
Effective rate
10.15%
On assessed value
Assessed land
$147,780
Assessed improvement
$396,070
Land market value
$529,688
Improvement market value
$1,419,612
Total market value
$1,949,300
Applied tax rate
555.0000
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
1986
Heating
OTHER
Cooling
OTHER
Buildings
2
Stories
1
Total area
8,005 SF
Lot
1.52 ac (66,211 SF)
APN
R0062940
UPID
US13-1008197
Jurisdiction
ADAMS
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
RETAIL STORES Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$3.4M
RESTAURANT
Est. value
$3.0M
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
1986
Heating
OTHER
Cooling
Yes
Stories
1
Buildings
2
Lot
1.52 ac
Current owner
From public records · entity-resolved
Delsouz & Laleh LLC
Entity
Mailing address
810 WILCOX ST, CASTLE ROCK, CO 80104-1742
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2022
$3,300,000
Delsouz & Laleh LLC
84th Sheridan LLC
Special Warranty Deed
$2,170,000 · Canvas Cu
Jan 12, 2010
—
84th Sheridan LLC
Umezono,kazuhiko & Yumi
Grant Deed
related
—
—
—
Kazuhiko Umezono
—
Deed Of Trust
related
$995,000 · 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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