Historic Victor Boutique Hotel
For Sale
$2,225,000
301 Victor Ave, Victor, CO 80860
Turn-key boutique hotel with multiple income streams in historic Victor.
Property Size7,300 SF
Lot Size0.08 Acres
Price / SF$304.79
Days on Market152
Property Features for 301 Victor Ave
General Information
Standard status
Active
Size
7,300 SF
Lot size
0.08 Acres
Property subtype
Commercial
Building Details
Year Built
1899
Listing Agency:
QORE Real Estate & Auctions
(303) 802-0003
Listed By:
Brandon Gray · License #100066588
(303) 802-0003
Source:
Elliman
Added: Mar 11
Changed: Jul 6
Last Checked: Aug 9 at 8:06AM
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 QORE Real Estate & Auctions
Investment Insights
Based on property information with market context.
This 7,300 square foot commercial building operates as a boutique hotel featuring 7 guest rooms, an event venue, a gift shop, and a coffee shop. Located in the historic mountain town of Victor, Colorado, the property is situated in the heart of the historic district. The building has been renovated and has a history as a former brothel and casino. The property offers four sources of income, all of which are turn-key ready. The roof was redone in 2024, and the sewage and water mains were replaced in 2018.
Key Highlights
- Four Turn‑Key Income Streams: Boutique hotel, event venue, gift shop, and coffee shop.
- Fully Renovated Historic Building: Originally a brothel & casino, now a fully functioning commercial building.
- Prime Location: Heart of the historic district in Victor, Colorado.
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
$103,327
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
4.64%
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%
$2,066,540
$2.1M
Cap Rate 7%
$1,476,100
$1.5M
Cap Rate 9%
$1,148,078
$1.1M
Market Conditions
NOI Build-Up for 7,300 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
$155.1K $21.24/SF
− Vacancy
−$7.4K −$1.02/SF
EGI
$147.6K $20.22/SF
− OpEx
−$44.3K −$6.07/SF
NOI
$103.3K $14.15/SF
Area
Teller County, CO
Vacancy
4.80%
Lease Rate
$21.24 /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%
$2,066,540
Cap Rate 7%
$1,476,100
Cap Rate 9%
$1,148,078
Alternative Uses
Best Use
Retail
$1.48M
$1.29M – $1.72M
NOI $103,327 @ 7.0% cap · market cap 4.64%
Second Best
Hotel Hospitality
$575.4K
$503.5K – $671.3K
NOI $40,278 @ 7.0% cap · market cap 1.81%
Theoretical Best
Office A
$1.87M
$1.63M – $2.18M
NOI $130,607 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 80860, CO
547
Population
409
Households
1.3
Avg Household Size
53
Median Age
17%
College-Educated
93%
High-School Grad
69.8 sq mi
ZIP Area
8
Density / Sq Mi
$53,333
Median Household Income
$29,955
Median Earnings
$615
Median Rent
$184,000
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Hotel - Turn-key boutique hotel with multiple income streams in historic Victor.
Where is this hotel located?
The property is located at 301 Victor Ave Victor, CO.
What is the asking price?
The asking price for this property is $2,225,000.
What are key features of this property?
This property features: Four Turn‑Key Income Streams: Boutique hotel, event venue, gift shop, and coffee shop.; Fully Renovated Historic Building: Originally a brothel & casino, now a fully functioning commercial building.; Prime Location: Heart of the historic district in Victor, Colorado.
