Contiguous Flex Space
For Sale
Contact for pricing
10860 Dover St, Westminster, CO 80021
Two east units totaling 2,400 SF offer a contiguous flex layout ready to configure for retail, showroom, or flex use.
Property Size2,400 SF
Price / SF$340
Days on Market62
Property Features for 10860 Dover St
General Information
Standard status
Active
Size
2,400 SF
Property subtype
INDUSTRIAL
Listing Agency:
The Colorado Group, Inc.
(303) 449-2131
Listed By:
W. Scott Reichenberg · License #EA.040003804
(303) 589-5261
Source:
Moodyscre
Added: Jul 13
Changed: Sep 8
Last Checked: Sep 12 at 8:34AM
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 The Colorado Group, Inc.
Investment Insights
Based on property information with market context.
This offering includes two east units totaling 2,400 square feet, presenting a contiguous flex space configuration. The layout is ready for an owner-user to adapt based on the intended use.
While the property is marketed for owner-user flexibility, the current description specifically contemplates use cases such as retail, showroom, or general flex use. The listing is positioned for buyers looking for a space that can be arranged to fit their operating needs.
As presented, the primary advantage is the ability to work with a contiguous floorplan across the east units, rather than separate disconnected areas, within a single flex property offering for sale.
While the property is marketed for owner-user flexibility, the current description specifically contemplates use cases such as retail, showroom, or general flex use. The listing is positioned for buyers looking for a space that can be arranged to fit their operating needs.
As presented, the primary advantage is the ability to work with a contiguous floorplan across the east units, rather than separate disconnected areas, within a single flex property offering for sale.
Key Highlights
- Two east units totaling 2,400 SF
- Contiguous flex layout designed to be configured for retail, showroom, or flex use
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
$24,589
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
3.01%
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%
$491,780
$491.8K
Cap Rate 7%
$351,271
$351.3K
Cap Rate 9%
$273,211
$273.2K
Market Conditions
NOI Build-Up for 2,400 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
$40.9K $17.04/SF
− Vacancy
−$3.1K −$1.28/SF
EGI
$37.8K $15.76/SF
− OpEx
−$13.2K −$5.52/SF
NOI
$24.6K $10.25/SF
Area
Westminster, CO
Vacancy
7.50%
Lease Rate
$17.04 /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%
$491,780
Cap Rate 7%
$351,271
Cap Rate 9%
$273,211
Alternative Uses
Best Use
Flex RnD
$351.3K
$307.4K – $409.8K
NOI $24,589 @ 7.0% cap · market cap 3.01%
Second Best
Industrial
$228.3K
$199.8K – $266.3K
NOI $15,980 @ 7.0% cap · market cap 1.96%
Theoretical Best
Office A
$701.5K
$613.8K – $818.4K
NOI $49,104 @ 7.0% cap · market cap 6.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
234
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 80021, CO
36,176
Population
17,353
Households
2.1
Avg Household Size
36
Median Age
53%
College-Educated
98%
High-School Grad
16.5 sq mi
ZIP Area
2,192
Density / Sq Mi
$105,645
Median Household Income
$59,947
Median Earnings
$2,054
Median Rent
$530,300
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?
Flex space - Two east units totaling 2,400 SF offer a contiguous flex layout ready to configure for retail, showroom, or flex use.
Where is this flex space located?
The property is located at 10860 Dover St Westminster, CO.
What is the asking price?
The asking price for this property is $816,000.
What are key features of this property?
This property features: Two east units totaling 2,400 SF; Contiguous flex layout designed to be configured for retail, showroom, or flex use
