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Property profile & analytics
OFF-MARKET
Estimated value
$10,800,000
Hotels
9856 Federal Dr Colorado Springs, CO 80921-3787
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US13-1361717
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2017
Construction
STEEL FRAME
Total area
42,235 SF
Lot
1.49 ac (64,904 SF)
Zoning code
PBC/CR HR
APN
6220003010
UPID
US13-1361717
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
-
Holiday Inn Express & Suites Colorado Springs Afa Northgate, an IHG Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.80M
Owner & transaction history
Peak Hospitality LLC · 3 yrs held
Peak Hospitality LLC
since 2023
Last sale
$11.4M
7 recorded transactions
Zoning & alternative use
PBC/CR HR · Colorado Springs, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$17.2M
+68.6%
Commercial (general)
$16.3M
+58.9%
Neighborhood: shopping center
$11.3M
+10.1%
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 Colorado Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Colorado Springs 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
$11,080,000
ML approach
$9,360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$10,230,000
Current use
APARTMENT HOUSE (5+ UNITS)
$17,240,000
Change: +69% · Conversion: Difficult
COMMERCIAL (GENERAL)
$16,250,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$11,255,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$11,105,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,395,000
Change: +2% · Conversion: Difficult
MEDICAL BUILDING
$10,160,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$10.80M
Range $9.72M – $11.88M · ±10% · vs last sale $11.38M (Jun 7 2023)
Last sale anchor
$11.38M
Jun 7 2023
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
$256 / 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
$146,777
Tax year 2023
Assessed value
$2,353,540
Assessed 2023
Previous assessed
$2,353,540
+0.0% YoY
Effective rate
6.24%
On assessed value
Assessed land
$239,030
Assessed improvement
$2,114,510
Land market value
$856,733
Improvement market value
$7,578,902
Total market value
$8,435,635
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
2017
Construction
STEEL FRAME
Heating
HOT WATER
Stories
4
Units
87
Total area
42,235 SF
Lot
1.49 ac (64,904 SF)
Zoning code
PBC/CR HR
APN
6220003010
UPID
US13-1361717
Jurisdiction
EL PASO
Zoning & alternative use
PBC/CR HR · Colorado Springs, CO
Zoning PBC/CR HR · permitted uses
PBC/CR HR · Colorado Springs, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Colorado Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$10.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$17.2M
COMMERCIAL (GENERAL)
Est. value
$16.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.3M
OFFICE BUILDING
Est. value
$11.1M
AUTO REPAIR, GARAGE
Est. value
$10.4M
MEDICAL BUILDING
Est. value
$10.2M
HOTEL/MOTEL Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2017
Construction
STEEL FRAME
Heating
HOT WATER
Stories
4
Units
87
Lot
1.49 ac
Current owner
From public records · entity-resolved
Peak Hospitality LLC
Entity
Mailing address
9652 SALEM CT #100, HIGHLANDS RANCH, CO 80130-5313
Ownership since
2023
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
Aug 24, 2023
—
Peak Hospitality LLC
—
Deed
related
$3,427,000 · Colorado Lending Source Ltd
Jun 7, 2023
$11,380,000
Peak Hospitality LLC
Springs Inn LLC
Special Warranty Deed
$5,753,825 · Bank Of The San Juans
Nov 28, 2018
—
Springs Inn LLC
—
Deed
related
$2,990,000 · Lending Source
Sep 25, 2018
$9,500,000
Springs Inn LLC
Ellsworth LLC
Grant Deed
$2,920,000 · Firstbank
Jun 9, 2017
—
Ellsworth LLC
—
Grant Deed
related
$6,936,876 · Anb Bk
—
—
Springs Inn LLC
—
Deed Of Trust
related
$5,567,775 · Firstbank
—
—
Springs Inn LLC
—
Deed Of Trust
related
$2,990,000 · Lending Source
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
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