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Property profile & analytics
OFF-MARKET
Estimated value
$15,300,000
Residential income homes
902 Dillon Rd Louisville, CO 80027-9448
Entity Owned
~
Est. High Equity
Property ID
US13-0142523
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1996
Construction
TYPE NOT SPECIFIED
Total area
59,116 SF
Lot
3.55 ac (154,594 SF)
Zoning code
2115
APN
1575-18-3-46-003
UPID
US13-0142523
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
$11.69M
Comparable Approach
Comparable
$18.13M
Blend (final)
Blend
$15.30M
Owner & transaction history
Fns Holdings LLC
Fns Holdings LLC
since 2026
7 recorded transactions
Zoning & alternative use
2115 · Louisville, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$25.2M
+71.1%
Restaurant
$22.1M
+50.3%
Retail stores
$21.4M
+45.6%
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 Louisville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Louisville 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%
$12,665,000
6.5%
$11,690,000
7%
$10,855,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$14,725,000
Current use
AUTO REPAIR, GARAGE
$25,190,000
Change: +71% · Conversion: Difficult
RESTAURANT
$22,140,000
Change: +50% · Conversion: Difficult
RETAIL STORES
$21,445,000
Change: +46% · Conversion: Difficult
COMMERCIAL (GENERAL)
$19,780,000
Change: +34% · Conversion: Moderate
OFFICE BUILDING
$16,430,000
Change: +12% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$12,290,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$15.30M
Range $13.77M – $16.83M · ±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
$259 / 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
$272,397
Tax year 2023
Assessed value
$3,091,320
Assessed 2023
Previous assessed
$2,175,000
+42.1% YoY
Effective rate
8.81%
On assessed value
Assessed land
$333,293
Assessed improvement
$2,758,027
Land market value
$1,194,600
Improvement market value
$9,885,400
Total market value
$11,080,000
Applied tax rate
90.0000
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
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1996
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
AC.PACKAGE
Stories
3
Rooms
120
Total area
59,116 SF
Lot
3.55 ac (154,594 SF)
Zoning code
2115
APN
1575-18-3-46-003
UPID
US13-0142523
Jurisdiction
BOULDER
Zoning & alternative use
2115 · Louisville, CO
Zoning 2115 · permitted uses
2115 · Louisville, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Louisville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$14.7M
AUTO REPAIR, GARAGE
Est. value
$25.2M
RESTAURANT
Est. value
$22.1M
RETAIL STORES
Est. value
$21.4M
COMMERCIAL (GENERAL)
Est. value
$19.8M
OFFICE BUILDING
Est. value
$16.4M
INDUSTRIAL (GENERAL)
Est. value
$12.3M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
OFFICE BUILDING
INDUSTRIAL (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
1996
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
3
Rooms
120
Lot
3.55 ac
Current owner
From public records · entity-resolved
Fns Holdings LLC
Entity
Mailing address
545 E JOHN CARPENTER FWY, IRVING, TX 75062-3931
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2026
—
Fns Holdings LLC
Cavalier Colorado LP
Special Warranty Deed
$5,501,257 · American Pride Bank
Mar 14, 2023
—
Cavalier Colorado LP
—
Deed
related
$625,000,000 · Goldman Sachs Bank USA
Mar 9, 2022
—
Cavalier Colorado LP
Cplg Properties LLC
Special Warranty Deed
$104,020,000 · Bank Of Montreal
Jun 5, 2018
—
Cplg Properties LLC
—
Deed
related
—
Sep 7, 2007
—
Bre Of Lq Properties LLC
—
Deed Of Trust
related
—
Feb 24, 2006
—
Bre Of Lq Properties LLC
Laquinta Properties INC
Grant Deed
$2,075,000,000 · * Other Institutional Lenders
—
—
Bre Of Lq Properties 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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