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Property profile & analytics
OFF-MARKET
Estimated value
$6,385,000
Hotels
8773 Yates Dr Westminster, CO 80031-3678
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US13-0320963
Property summary
AI-generated overview
This exceptional 1.45-acre development opportunity in Westminster, Colorado, is ideally situated on Highway 36, between Denver and Boulder. Its strategic location, nestled between a DoubleTree hotel and the Sheridan Light Rail station, provides unparalleled access to major transportation arteries and key employment centers in Broomfield and Interlocken. The 63,520 square foot lot presents a unique chance to develop a new hotel, catering to both leisure and corporate travelers. The site's proximity to Denver and Boulder ensures a robust demand for hotel accommodations. This property is perfect for various hotel brands, including but not limited to Courtyard by Marriott, TownePlace Suites, StudioRes by Marriott, Hyatt Studios, and ECHO by Wyndham. The asking price for this prime development land is $1,900,000. This presents a compelling investment opportunity in a high-growth area with strong potential for significant returns. The property is being offered for sale by owner. Adams County location, zip code 80031, address 8773 Yates Dr.
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1985
Total area
113,400 SF
Lot
5.66 ac (246,462 SF)
APN
R0062916
UPID
US13-0320963
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
-
DoubleTree by Hilton Hotel Denver - Westminster Hotel & Motel
-
Springs Fabrication Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.02M
Comparable Approach
Comparable
$6.75M
Blend (final)
Blend
$6.39M
Owner & transaction history
Eh Westminister LLC · 7 yrs held
Eh Westminister LLC
since 2018
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.5M
+5.1%
Warehouse, storage
$7.1M
+0.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,520,000
6.5%
$6,015,000
7%
$5,585,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$7,130,000
Current use
RETAIL STORES
$7,490,000
Change: +5% · Conversion: Difficult
WAREHOUSE, STORAGE
$7,140,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$6.39M
Range $5.75M – $7.02M · ±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
$56 / 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
$421,450
Tax year 2023
Assessed value
$4,151,400
Assessed 2023
Previous assessed
$2,962,980
+40.1% YoY
Effective rate
10.15%
On assessed value
Assessed land
$550,100
Assessed improvement
$3,601,300
Land market value
$1,971,700
Improvement market value
$12,907,900
Total market value
$14,879,600
Applied tax rate
729.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1985
Heating
OTHER
Cooling
OTHER
Buildings
2
Stories
7
Units
186
Rooms
186
Total area
113,400 SF
Lot
5.66 ac (246,462 SF)
APN
R0062916
UPID
US13-0320963
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
HOTEL/MOTEL Current
Est. value
$7.1M
RETAIL STORES
Est. value
$7.5M
WAREHOUSE, STORAGE
Est. value
$7.1M
HOTEL/MOTEL Current
RETAIL STORES
WAREHOUSE, STORAGE
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
1985
Heating
OTHER
Cooling
Yes
Stories
7
Buildings
2
Units
186
Rooms
186
Lot
5.66 ac
Current owner
From public records · entity-resolved
Eh Westminister LLC
Entity
Mailing address
5005 LYNDON B JOHNSON FWY STE #1200, DALLAS, TX 75244-6150
Ownership since
2018
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
Jul 30, 2020
—
Areit Wh II LLC
—
Deed
related
$15,300,000 · Argentic Real Estate Investme
Dec 27, 2018
$22,515,000
Eh Westminister LLC
Hc Denver LLC
Grant Deed
$1,530,000 · Argentic R/e Inv LLC
Jul 2, 2015
$6,000,000
Hc Denver LLC
Hhp-westminster LLC
Grant Deed
$43,500,000 · Nxt Cap
—
—
Hhp-westminster LLC
—
Deed Of Trust
related
$7,500,000 · Jackson Square Inv II LLC
—
—
Areit Wh II LLC
—
Deed Of Trust
related
$15,300,000 · Argentic Real Estate Investme
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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