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Property profile & analytics
OFF-MARKET
Estimated value
$53,885,000
High-rise multifamily apartments
9999 Yale Ave Denver, CO 80231-5948
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US13-0867191
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1985
Construction
WOOD
Total area
209,316 SF
Lot
9.45 ac (411,642 SF)
Zoning code
R-2-A
APN
06341-00-004-000
UPID
US13-0867191
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
-
Retreat At Water's Edge Apartment Complex
-
Casa nueva Condominium Complex
-
Evan Driggs Theater & Performing Art Venue DJ & Entertainment
-
DexTec LLC Computer & Electronic Repair
-
Action-Tec-LLC Computer & Electronic Repair
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$48.90M
Comparable Approach
Comparable
$68.32M
Blend (final)
Blend
$53.89M
Owner & transaction history
Retreat Apt Owner LLC · 5 yrs held
Retreat Apt Owner LLC
since 2020
Last sale
$54.5M
4 recorded transactions
Zoning & alternative use
R-2-A · Denver, CO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$85.6M
+31.6%
Auto repair, garage
$83.8M
+28.9%
Neighborhood: shopping center
$67.9M
+4.4%
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 Denver submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Denver 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
$57,640,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$52,970,000
6.5%
$48,895,000
7%
$45,405,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$65,070,000
Current use
RESTAURANT
$85,605,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$83,835,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$67,935,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$67,750,000
Change: +4% · Conversion: Moderate
RETAIL STORES
$67,315,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$63,560,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$53.89M
Range $48.50M – $59.27M · ±10% · vs last sale $54.50M (Nov 12 2020)
Last sale anchor
$54.50M
Nov 12 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
$257 / 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
$325,096
Tax year 2023
Assessed value
$4,195,540
Assessed 2023
Previous assessed
$3,341,520
+25.6% YoY
Effective rate
7.75%
On assessed value
Assessed land
$228,950
Assessed improvement
$3,966,590
Land market value
$3,472,200
Improvement market value
$59,202,800
Total market value
$62,675,000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Cooling
WINDOW A/C
Buildings
7
Stories
3
Units
252
Rooms
75
Bathrooms
1
Total area
209,316 SF
Lot
9.45 ac (411,642 SF)
Zoning code
R-2-A
APN
06341-00-004-000
UPID
US13-0867191
Jurisdiction
DENVER
Zoning & alternative use
R-2-A · Denver, CO
Zoning R-2-A · permitted uses
R-2-A · Denver, CO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Denver. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$65.1M
RESTAURANT
Est. value
$85.6M
AUTO REPAIR, GARAGE
Est. value
$83.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$67.9M
COMMERCIAL (GENERAL)
Est. value
$67.8M
RETAIL STORES
Est. value
$67.3M
MEDICAL BUILDING
Est. value
$63.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
RETAIL STORES
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
1985
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
3
Buildings
7
Units
252
Rooms
75
Bathrooms
1
Lot
9.45 ac
Current owner
From public records · entity-resolved
Retreat Apt Owner LLC
Entity
Mailing address
23421 S POINTE DR STE #270, LAGUNA HILLS, CA 92653-1556
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2020
$54,500,000
Retreat Apt Owner LLC
Gb Glenbrook LLC
Grant Deed
$38,150 · Jll Real Est Cap LLC
Mar 29, 2019
—
Gb Glenbrook LLC
—
Grant Deed
related
$30,514,000 · Cbre Cap Markets
Nov 1, 2016
$33,400,000
Gb Glenbrook LLC
Glenbrook LLC
Grant Deed
$28,390,000 · Cbre Cap Markets
May 26, 2006
$14,100,000
Glenbrook LLC
Shlp Holdings Lllp
Grant Deed
—
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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