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Property profile & analytics
OFF-MARKET
Estimated value
$9,895,000
Residential income homes
8750 Grant St Thornton, CO 80229-4716
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US13-0644690
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1999
Construction
FRAME
Total area
29,451 SF
Lot
2.33 ac (101,495 SF)
APN
R0114112
UPID
US13-0644690
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
$6.74M
Comparable Approach
Comparable
$12.48M
Blend (final)
Blend
$9.90M
Owner & transaction history
Cl I LLC · 10 yrs held
Cl I LLC
since 2015
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.0M
+31.6%
Auto repair, garage
$11.8M
+28.9%
Neighborhood: shopping center
$9.6M
+4.4%
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 Thornton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Thornton 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%
$7,300,000
6.5%
$6,740,000
7%
$6,260,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$9,155,000
Current use
RESTAURANT
$12,045,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,795,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,560,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,530,000
Change: +4% · Conversion: Moderate
RETAIL STORES
$9,470,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$8,945,000
Change: -2% · Conversion: Moderate
OFFICE BUILDING
$7,535,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$9.90M
Range $8.91M – $10.88M · ±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
$336 / 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
$146,274
Tax year 2023
Assessed value
$1,329,480
Assessed 2023
Previous assessed
$1,329,480
+0.0% YoY
Effective rate
11.00%
On assessed value
Assessed land
$305,920
Assessed improvement
$1,023,560
Land market value
$1,573,173
Improvement market value
$5,263,628
Total market value
$6,836,801
Applied tax rate
927.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1999
Construction
FRAME
Heating
FLOOR/WALL FURNACE
Buildings
2
Stories
3
Units
1
Rooms
1
Total area
29,451 SF
Lot
2.33 ac (101,495 SF)
APN
R0114112
UPID
US13-0644690
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$9.2M
RESTAURANT
Est. value
$12.0M
AUTO REPAIR, GARAGE
Est. value
$11.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.6M
COMMERCIAL (GENERAL)
Est. value
$9.5M
RETAIL STORES
Est. value
$9.5M
MEDICAL BUILDING
Est. value
$8.9M
OFFICE BUILDING
Est. value
$7.5M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
OFFICE BUILDING
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
1999
Construction
FRAME
Heating
FLOOR/WALL FURNACE
Stories
3
Buildings
2
Units
1
Rooms
1
Lot
2.33 ac
Current owner
From public records · entity-resolved
Cl I LLC
Entity
Mailing address
5847 SAN FELIPE ST STE #4650, HOUSTON, TX 77057-3277
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 24, 2018
—
Cl I LLC
—
Loan Modification
related
$192,400,000 · Other Institutional Lenders
Dec 14, 2015
$8,957,200
Cl I LLC
Esa P Portfolio LLC
Grant Deed
$192,400,000 · Spt Ca Fundings 2
Oct 19, 2010
—
Esa P Portfolio LLC
—
Deed Of Trust
related
$2,000,000,000 · J P Morgan Chase Bank
May 21, 2004
—
Bre Of Esa Properties LLC
Esa 7508 INC
Quit Claim Deed
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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