Reconstructed Commercial Building Near Olde
For Sale
$1,275,000
5370 Carr St, Arvada, CO 80002
Operating adult day care center near Olde Town Arvada.
Property Size5,082 SF
Lot Size0.46 Acres
Days on Market167
Property Features for 5370 Carr St
General Information
Standard status
Active
Size
5,082 SF
Lot size
0.46 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$6,380
Building Details
Building Size
5,082 SF
Year Built
1958
Units
1
Listing Agency:
LPT REALTY
(303) 591-8771
Listed By:
John Dovenbarger · License #100080649
(303) 591-8771
Source:
Elliman
Added: Mar 11
Changed: Aug 13
Last Checked: Aug 23 at 8:40AM
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 LPT REALTY
Investment Insights
Based on property information with market context.
This newly reconstructed commercial building is located close to Olde Town Arvada, near the light rail and new developments. Currently operating as an adult day care center, the business is also for sale. Other potential commercial uses include a small church, sober living home, assisted living home, event center, or office building. A large gathering area was added in 2015, along with a smaller attached area that could serve as a separate residence. The property features a circular driveway for easy access, a second entrance and driveway with additional parking, and an attached one-car garage. There is land available that could be converted into additional parking. The property includes a crawl space/unfinished basement measuring 68' 3" x 40' 6" with 6' ceilings and cement floors, which could potentially be added to the square footage with the addition of a staircase. The two lots combined total 0.46 acres and are zoned R13, allowing for redevelopment of multifamily homes. The seller is open to an owner carry financing option for up to $500,000 with mutually beneficial terms.
Key Highlights
- Prime location near Olde Town Arvada and light rail with new development nearby.
- Versatile commercial building suitable for various uses: adult day care, church, sober living, assisted living, event center, or office building.
- Potential for redevelopment into multifamily homes due to R13 zoning on .46 acres.
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
$60,190
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
4.72%
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%
$1,203,800
$1.2M
Cap Rate 7%
$859,857
$859.9K
Cap Rate 9%
$668,778
$668.8K
Market Conditions
NOI Build-Up for 5,082 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
$118.3K $23.28/SF
− Vacancy
−$8.9K −$1.75/SF
EGI
$109.4K $21.53/SF
− OpEx
−$49.2K −$9.69/SF
NOI
$60.2K $11.84/SF
Area
Arvada, CO
Vacancy
7.50%
Lease Rate
$23.28 /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%
$1,203,800
Cap Rate 7%
$859,857
Cap Rate 9%
$668,778
Alternative Uses
Best Use
Apartment 5plus
$859.9K
$752.4K – $1.00M
NOI $60,190 @ 7.0% cap · market cap 4.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,135 @ 7.0% cap · market cap 7.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,532
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 80002, CO
20,267
Population
9,960
Households
2
Avg Household Size
37
Median Age
46%
College-Educated
90%
High-School Grad
6.5 sq mi
ZIP Area
3,118
Density / Sq Mi
$92,827
Median Household Income
$55,044
Median Earnings
$1,733
Median Rent
$538,900
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Foster Dual Language PK-8 — 5300 Saulsbury Ct, Arvada, CO 80002
- Foster Pre-School-Language — 5300 Saulsbury Ct, Arvada, CO 80002
- Jefferson County Head Start — 5150 Allison St, Arvada, CO 80002
- Steele School For Early Learning — 5030 Carr St, Arvada, CO 80002
- Free to be Me Child Care — 7310 W 52nd Ave A 214, Arvada, CO 80002
Frequently Asked Questions
What type of property is this?
Day care center - Operating adult day care center near Olde Town Arvada.
Where is this day care center located?
The property is located at 5370 Carr St Arvada, CO.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: Prime location near Olde Town Arvada and light rail with new development nearby.; Versatile commercial building suitable for various uses: adult day care, church, sober living, assisted living, event center, or office building.; Potential for redevelopment into multifamily homes due to R13 zoning on .46 acres.
