Turnkey Healthcare Facility with
For Sale
$4,000,000
2411 Lake Ave, Pueblo, CO 81004
COMMERCIAL - Pueblo, CO
Property Size4,080 SF
Lot Size1.53 Acres
Price / SF$230.26
Days on Market41
Property Features for 2411 Lake Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-4
Security features
Security System
Fencing
Fenced
Subdivision
Minnequa Area
Lot features
Corner Lot, General Business District
Elementary school
60
Middle school
60
High school
60
Standard status
Active
APN
1514105018
Size
17,372 SF
Lot size
1.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOTS 1 TO 10 AND 23 TO 32 BLK 20 EAST LAKE ALSO VAC ALLEY ADJ FORMERLY 15-141-05-010, 012, 015, & 017
Tax Annual Amount
0
Legal Description
LOTS 1 TO 10 AND 23 TO 32 BLK 20 EAST LAKE ALSO VAC ALLEY ADJ FORMERLY 15-141-05-010, 012, 015, & 017
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
secured reception area
conference room
Building Details
Year built
2001
Floors in Building
1
Roof type
Asphalt
Listing Agency:
Real Broker, LLC DBA REAL
(720) 807-2890
Listed By:
John Christie · License #FA100089442
(719) 406-3680
Added: Jul 16
Changed: Aug 4
Last Checked: Aug 25 at 10:06PM
MLS# 241199
Copyright © 2026 Pueblo Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Turnkey commercial property set on 1.53 acres with two buildings totaling 17,372 square feet. The 4,080-square-foot office building includes seven private offices (with potential for eight), a secured reception area, conference room, multiple restrooms, and administrative workspace.
The 13,292-square-foot residential building is organized into four wings and includes indoor and outdoor exercise areas, a commercial kitchen, lounge, computer library, classroom, and multiple bathrooms with showers. Wings A, B, and C are monitored by a centralized security system and provide 9 private bedrooms and 13 double-occupancy bedrooms, along with additional kitchens, a laundry room, and a medical supply room. Wing 4 is secured separately and includes 8 private bedrooms, its own lounge, kitchen, bathroom, secured office, and storage. Every bedroom is furnished with a bed, dresser, and mini refrigerator for immediate occupancy.
The business is zoned for 77 beds with an option to expand. A 2018 passenger van with 53,000 miles is included with the asking price. This property is listed in B-4 zoning.
The 13,292-square-foot residential building is organized into four wings and includes indoor and outdoor exercise areas, a commercial kitchen, lounge, computer library, classroom, and multiple bathrooms with showers. Wings A, B, and C are monitored by a centralized security system and provide 9 private bedrooms and 13 double-occupancy bedrooms, along with additional kitchens, a laundry room, and a medical supply room. Wing 4 is secured separately and includes 8 private bedrooms, its own lounge, kitchen, bathroom, secured office, and storage. Every bedroom is furnished with a bed, dresser, and mini refrigerator for immediate occupancy.
The business is zoned for 77 beds with an option to expand. A 2018 passenger van with 53,000 miles is included with the asking price. This property is listed in B-4 zoning.
Key Highlights
- Over 1.5 acres with two buildings totaling 17,372 sq. ft. of commercial office and residential space
- 4,080 sq. ft. office building with 7 private offices (potential for 8), secured reception, conference room, and multiple restrooms
- 13,292 sq. ft. residential building with indoor and outdoor exercise areas, commercial kitchen, lounge, computer library, and classroom
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$128,079
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.20%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,561,580
$2.6M
Cap Rate 7%
$1,829,700
$1.8M
Cap Rate 9%
$1,423,100
$1.4M
Market Conditions
NOI Build-Up for 17,372 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$241.8K $13.92/SF
− Vacancy
−$8.9K −$0.52/SF
EGI
$232.9K $13.40/SF
− OpEx
−$104.8K −$6.03/SF
NOI
$128.1K $7.37/SF
Area
Pueblo, CO
Vacancy
3.70%
Lease Rate
$13.92 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,561,580
Cap Rate 7%
$1,829,700
Cap Rate 9%
$1,423,100
Alternative Uses
Best Use
Apartment 5plus
$1.83M
$1.60M – $2.13M
NOI $128,079 @ 7.0% cap · market cap 3.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.62M
$3.17M – $4.22M
NOI $253,399 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
552
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 81004, CO
26,005
Population
12,597
Households
2.1
Avg Household Size
39
Median Age
20%
College-Educated
90%
High-School Grad
160.9 sq mi
ZIP Area
162
Density / Sq Mi
$48,620
Median Household Income
$33,925
Median Earnings
$1,002
Median Rent
$181,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Turnkey campus with a 4,080-sq-ft office and a residential healthcare building on 1.53 acres in B-4 zoning.
Where is this assisted living facility located?
The property is located at 2411 Lake Ave Pueblo, CO.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Over 1.5 acres with two buildings totaling 17,372 sq. ft. of commercial office and residential space; 4,080 sq. ft. office building with 7 private offices (potential for 8), secured reception, conference room, and multiple restrooms; 13,292 sq. ft. residential building with indoor and outdoor exercise areas, commercial kitchen, lounge, computer library, and classroom
