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Property profile & analytics
OFF-MARKET
Estimated value
$7,740,000
Day care centers
9024 Howell St Arvada, CO 80005
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US13-2759285
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Total area
10,886 SF
Lot
1.47 ac (63,988 SF)
APN
29-193-16-010
UPID
US13-2759285
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
$7.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.74M
Owner & transaction history
Virtus Little Sunshine Co LLC · 2 yrs held
Virtus Little Sunshine Co LLC
since 2024
Last sale
$7.7M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.3M
+29.0%
Auto repair, garage
$5.3M
+28.5%
Neighborhood: shopping center
$5.0M
+22.0%
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 Arvada submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arvada 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
$7,740,000
ML approach
$7,740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,305,000
Change: +29% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,285,000
Change: +28% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,020,000
Change: +22% · Conversion: Difficult
RESTAURANT
$4,835,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$7.74M
Range $6.97M – $8.51M · ±10% · vs last sale $7.74M (Apr 4 2024)
Last sale anchor
$7.74M
Apr 4 2024
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
$711 / 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
$31,751
Tax year 2023
Assessed value
$205,127
Assessed 2023
Previous assessed
$205,127
+0.0% YoY
Effective rate
15.48%
On assessed value
Assessed land
$205,127
Land market value
$735,222
Total market value
$735,222
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Heating
YES
Cooling
YES
Total area
10,886 SF
Lot
1.47 ac (63,988 SF)
APN
29-193-16-010
UPID
US13-2759285
Jurisdiction
JEFFERSON
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
COMMERCIAL (GENERAL)
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$5.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.0M
RESTAURANT
Est. value
$4.8M
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
Heating
YES
Cooling
Yes
Lot
1.47 ac
Current owner
From public records · entity-resolved
Virtus Little Sunshine Co LLC
Entity
Ownership since
2024
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
Apr 4, 2024
$7,738,500
Virtus Little Sunshine Co LLC
Lsp Arvada Development LLC
Special Warranty Deed
—
Dec 5, 2022
—
Lsp Arvada Development LLC
—
Deed
related
$5,580,400 · Oakstar Bank NA
Oct 12, 2022
—
Lsp Arvada Development LLC
90 Arvada LLC
Correction Deed
related
—
Aug 1, 2022
$1,000,000
Lsp Arvada Development LLC
90 Arvada LLC
Special Warranty Deed
$800,000 · Oakstar Bank NA
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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