Mixed use commercial/residential/vacant land

[Clay Lyddane]

Looking for opinions on this off market deal in Pueblo, CO. 9 acres total with access to Arkansas river. Near 

Sale price 1.55 million, 800k down with 750k amortized 30 yrs due in 10 ($5500/mo)

taxes $6700

insurance $5,500

The main building is commercial: retail marijuana, long term tenants $5262 with annual 4% yearly increase. Owner pains roof repairs/taxes/structure insurance. Tenants pay all utilities, renters insurance and repairs all other structures

Residential 3000sqft 4bed 3bath brick they evaluate at 450k one bedroom in non-conformative so really 3/3. upstairs and downstairs kitchen, definitely have potential for value add but seems well maintained

Buisness: RV and boat storage, monthly with long term tenants outside lots and multiple shop/storage sheds/shipping containers (2) outside shops wired with 220v another is wired 3phase with the rest unwired.

Lots of fences and cameras mostly due to marijuana business

Has not had a break-in in 30 yrs

Income, as claimed by owners

current income:

main shop $2500/mo

5 units $1750/mo

shipping containers $400/mo

owners use the house and multiple units for their stuff, additional potential income as claimed by them upon vacating:

home $3000/mo

storage rentals $7600

Total possible income without improvements: approx $16,900

They are both retired real estate folks