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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Assisted living facilities
9585 51st Ave, Arvada, CO 80002-4200
Entity Owned
5-yr Hold
Free & Clear
Property ID
US13-0276310
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1959
Construction
FRAME
Total area
2,607 SF
Lot
0.19 ac (8,488 SF)
APN
39-153-05-008
UPID
US13-0276310
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
-
Peak Gardens Assisted Living Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$995k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$673k
Blend (final)
Blend
$740k
Owner & transaction history
Abw Reos LLC · 5 yrs held
Abw Reos LLC
since 2020
Last sale
$725,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+79.2%
Retail stores
$1.1M
+56.4%
Office building
$895,000
+33.7%
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
by Request
ML approach
$995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$670,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,200,000
Change: +79% · Conversion: Difficult
RETAIL STORES
$1,050,000
Change: +56% · Conversion: Difficult
OFFICE BUILDING
$895,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$620,000
Change: -8% · Conversion: Difficult
WAREHOUSE, STORAGE
$555,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $725k (Sep 2 2020)
Last sale anchor
$725k
Sep 2 2020
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
$284 / 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
$4,431
Tax year 2023
Assessed value
$45,677
Assessed 2023
Previous assessed
$45,677
+0.0% YoY
Effective rate
9.70%
On assessed value
Assessed land
$11,374
Assessed improvement
$34,303
Land market value
$169,760
Improvement market value
$566,992
Total market value
$736,752
Applied tax rate
1,013.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1959
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Units
1
Rooms
7
Bathrooms
1
Total area
2,607 SF
Lot
0.19 ac (8,488 SF)
APN
39-153-05-008
UPID
US13-0276310
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$670,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING
Est. value
$895,000
MEDICAL BUILDING
Est. value
$620,000
WAREHOUSE, STORAGE
Est. value
$555,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
MEDICAL BUILDING
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
1959
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Units
1
Rooms
7
Bathrooms
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Abw Reos LLC
Entity
Free & Clear · 5 yrs held
Mailing address
5975 S QUEBEC ST STE #275, CENTENNIAL, CO 80111-4573
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2020
$725,000
Abw Reos LLC
Millartwo Llcco
Warranty Deed
—
Nov 30, 2016
$560,000
Millartwo LLC
Eppard,tobin L & Susan E
Warranty Deed
$420,000 · Vectra Bk/co
Apr 19, 2013
$220,300
Tobin L Eppard
Booth Lyle J
Grant Deed
$219,690 · Firstbank 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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