Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$22,330,000
Residential income homes
948 Dillon Rd Louisville, CO 80027-9448
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US13-2677241
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1996
Construction
BRICK
Total area
86,277 SF
Lot
4.07 ac (177,463 SF)
Zoning code
2115
APN
1575-18-3-46-005
UPID
US13-2677241
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
$17.07M
Comparable Approach
Comparable
$26.46M
Blend (final)
Blend
$22.33M
Owner & transaction history
Boulder C Living Propco LLC · 6 yrs held
Boulder C Living Propco LLC
since 2019
4 recorded transactions
Zoning & alternative use
2115 · Louisville, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$36.8M
+71.1%
Restaurant
$32.3M
+50.3%
Retail stores
$31.3M
+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%
$18,485,000
6.5%
$17,065,000
7%
$15,845,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$21,495,000
Current use
AUTO REPAIR, GARAGE
$36,765,000
Change: +71% · Conversion: Difficult
RESTAURANT
$32,310,000
Change: +50% · Conversion: Difficult
RETAIL STORES
$31,300,000
Change: +46% · Conversion: Difficult
COMMERCIAL (GENERAL)
$28,865,000
Change: +34% · Conversion: Moderate
OFFICE BUILDING
$23,980,000
Change: +12% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$17,935,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$22.33M
Range $20.10M – $24.56M · ±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
$467,636
Tax year 2023
Assessed value
$5,301,000
Assessed 2023
Previous assessed
$3,407,500
+55.6% YoY
Effective rate
8.82%
On assessed value
Assessed land
$263,878
Assessed improvement
$5,037,122
Land market value
$945,800
Improvement market value
$18,054,200
Total market value
$19,000,000
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
BRICK
Heating
YES
Cooling
AC.PACKAGE
Stories
3
Rooms
154
Total area
86,277 SF
Lot
4.07 ac (177,463 SF)
Zoning code
2115
APN
1575-18-3-46-005
UPID
US13-2677241
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
$21.5M
AUTO REPAIR, GARAGE
Est. value
$36.8M
RESTAURANT
Est. value
$32.3M
RETAIL STORES
Est. value
$31.3M
COMMERCIAL (GENERAL)
Est. value
$28.9M
OFFICE BUILDING
Est. value
$24.0M
INDUSTRIAL (GENERAL)
Est. value
$17.9M
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
BRICK
Heating
YES
Cooling
Yes
Stories
3
Rooms
154
Lot
4.07 ac
Current owner
From public records · entity-resolved
Boulder C Living Propco LLC
Entity
Mailing address
980 N MICHIGAN AVE STE #1700, CHICAGO, IL 60611-7503
Ownership since
2019
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
Dec 16, 2024
—
Boulder C Lv Propco LLC
—
Deed
related
$130,000,000 · Texas Capital Bank NA
Aug 19, 2019
$12,297,800
Boulder C Living Propco LLC
Rlj II C Louisville Co LLC
Grant Deed
$132,375,000 · Cred Reit Holdco Trs LLC
Aug 7, 2006
$13,524,900
Rlj II C Louisville Co LLC
Lou Court LLC
Special Warranty Deed
—
Jun 2, 2005
—
Lou-court LLC
—
Deed Of Trust
related
$10,500,000 · Barclays Capital R E INC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 948 Dillon Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
