Grocery and Convenience Retail
For Sale
Contact for pricing
1157 N Circle Dr, Colorado Springs, CO 80909
Grocery and convenience retail property offered for sale with 19,403 sq. ft.
Property Size19,403 SF
Price / SF$262.85
Days on Market188
Property Features for 1157 N Circle Dr
General Information
Standard status
Active
Size
19,403 SF
Class
B
Property subtype
Retail
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$418,348
Additional Details
Cap Rate
7.13%
Building Details
Year Built
2000
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
CBRE - Denver Downtown
Listed By:
Matthew Henrichs · License #CO FA.100007009
Source:
Crexi
Added: Mar 3
Changed: Sep 6
Last Checked: Sep 7 at 3:47AM
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 CBRE - Denver Downtown
Investment Insights
Based on property information with market context.
This offering is a grocery and convenience retail property for sale within a shopping center format, totaling 19,403 sq. ft. The public remarks indicate a 7.13% cap rate.
The property is located at 1157 N Circle Dr in Colorado Springs, CO 80909.
Based on the provided information, this is a retail-focused asset designed for grocery and convenience usage within the shopping center setting.
The property is located at 1157 N Circle Dr in Colorado Springs, CO 80909.
Based on the provided information, this is a retail-focused asset designed for grocery and convenience usage within the shopping center setting.
Key Highlights
- Grocery and convenience retail property for sale with 19,403 sq ft
- Built in 2000
- Listed as 7.13% cap rate
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
$233,476
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
4.58%
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%
$4,669,520
$4.7M
Cap Rate 7%
$3,335,371
$3.3M
Cap Rate 9%
$2,594,178
$2.6M
Market Conditions
NOI Build-Up for 19,403 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
$349.3K $18.00/SF
− Vacancy
−$15.7K −$0.81/SF
EGI
$333.5K $17.19/SF
− OpEx
−$100.1K −$5.16/SF
NOI
$233.5K $12.03/SF
Area
Colorado Springs, CO
Vacancy
4.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$4,669,520
Cap Rate 7%
$3,335,371
Cap Rate 9%
$2,594,178
Alternative Uses
Best Use
Retail
$3.34M
$2.92M – $3.89M
NOI $233,476 @ 7.0% cap · market cap 4.58%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.83M
$3.35M – $4.47M
NOI $268,227 @ 7.0% cap · market cap 5.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
739
Businesses Nearby
115k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 34%
Shops & Services 30%
Dining 27%
Home Improvements & Furnishings 8%
Safeway
Groceries
39,588 visits/mo
0.3 miles
Dutch Bros. Coffee
Dining
17,725 visits/mo
0.2 miles
Safeway Gas
Shops & Services
10,836 visits/mo
0.3 miles
Circle Ace Hardware
Home Improvements & Furnishings
9,741 visits/mo
0.2 miles
Dollar Tree
Shops & Services
9,681 visits/mo
0.5 miles
Demographics for 80909, CO
37,302
Population
16,572
Households
2.3
Avg Household Size
38
Median Age
28%
College-Educated
92%
High-School Grad
7.9 sq mi
ZIP Area
4,722
Density / Sq Mi
$61,777
Median Household Income
$36,894
Median Earnings
$1,227
Median Rent
$352,400
Median Home Value
Market
Vacancy Rate% for Retail in Colorado Springs, CO
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Grocery and convenience retail property offered for sale with 19,403 sq. ft.
Where is this shopping center located?
The property is located at 1157 N Circle Dr Colorado Springs, CO.
What is the asking price?
The asking price for this property is $5,100,000.
What are key features of this property?
This property features: Grocery and convenience retail property for sale with 19,403 sq ft; Built in 2000; Listed as 7.13% cap rate
