Northglenn Industrial Property For
For Sale
$2,000,000
10855 Irma Dr, Northglenn, CO 80233
7,074 sq. ft. industrial building on 27,450 sq. ft. lot.
Property Size9,100 SF
Lot Size0.63 Acres
Days on Market267
Property Features for 10855 Irma Dr
General Information
Standard status
Active
Size
9,100 SF
Lot size
0.63 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$51,010
Building Details
Building Size
9,100 SF
Year Built
1987
Stories
2
Listing Agency:
PAISANO REALTY, INC.
(303) 455-2555
Listed By:
Angel Hernandez · License #001313975
(303) 455-2555
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 14
Last Checked: Aug 21 at 12:07PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of PAISANO REALTY, INC.
Investment Insights
Based on property information with market context.
This industrial property is located in Northglenn. The 7,074 sq. ft. building is situated on a 27,450 sq. ft. lot and offers flexible space suitable for a variety of industrial or commercial uses. The property is zoned for industrial use and provides ample parking. It also offers convenient access to major transportation corridors, including I-25 and 104th Avenue. This well-maintained building is suitable for owner-users or investors seeking a location in an established business corridor.
Key Highlights
- Prime industrial location in Northglenn with convenient access to I‑25 and 104th Avenue.
- Flexible 7,074 sq. ft. building suitable for various industrial or commercial uses.
- Substantial 27,450 sq. ft. lot with ample parking.
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
$61,902
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
3.10%
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%
$1,238,040
$1.2M
Cap Rate 7%
$884,314
$884.3K
Cap Rate 9%
$687,800
$687.8K
Market Conditions
NOI Build-Up for 9,100 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
$103.7K $11.40/SF
− Vacancy
−$8.5K −$0.93/SF
EGI
$95.2K $10.47/SF
− OpEx
−$33.3K −$3.66/SF
NOI
$61.9K $6.80/SF
Area
ZIP 80233
Vacancy
8.20%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
35.00%
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%
$1,238,040
Cap Rate 7%
$884,314
Cap Rate 9%
$687,800
Alternative Uses
Best Use
Flex RnD
$884.3K
$773.8K – $1.03M
NOI $61,902 @ 7.0% cap · market cap 3.10%
Second Best
Industrial
$853.2K
$746.6K – $995.4K
NOI $59,724 @ 7.0% cap · market cap 2.99%
Theoretical Best
Office A
$2.74M
$2.40M – $3.20M
NOI $191,917 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
404
Businesses Nearby
Explore this area
Business Placement
Demographics for 80233, CO
48,050
Population
18,309
Households
2.6
Avg Household Size
35
Median Age
26%
College-Educated
90%
High-School Grad
9.1 sq mi
ZIP Area
5,280
Density / Sq Mi
$85,132
Median Household Income
$45,772
Median Earnings
$1,863
Median Rent
$441,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - 7,074 sq. ft. industrial building on 27,450 sq. ft. lot.
Where is this industrial property located?
The property is located at 10855 Irma Dr Northglenn, CO.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Prime industrial location in Northglenn with convenient access to I‑25 and 104th Avenue.; Flexible 7,074 sq. ft. building suitable for various industrial or commercial uses.; Substantial 27,450 sq. ft. lot with ample parking.
