Olde Town Arvada Commercial
For Sale
$825,000
5715 Upham Street, Arvada, CO 80002
Prime commercial property in Olde Town Arvada with high visibility.
Property Size1,934 SF
Days on Market166
Property Features for 5715 Upham Street
General Information
Standard status
Active
Size
1,934 SF
Class
B
Total Parking Spaces
2
Property subtype
Commercial
Zoning
General Retail
Taxes and HOA fees
Annual Taxes
$12,094
Building Details
Building Size
1,934 SF
Year Built
1924
Units
1
Listing Agency:
Guide Real Estate
(720) 244-3633
Listed By:
Sean Brown · License #100065310
(720) 244-3633
Source:
Coloradopartners
Added: Mar 12
Changed: Aug 23
Last Checked: Aug 5 at 3:53AM
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 Guide Real Estate
Investment Insights
Based on property information with market context.
Located at the intersection of Upham and Ralston Road in Olde Town Arvada, this commercial property offers an opportunity for business owners seeking visibility and charm. The converted turn-of-the-century bungalow has a traffic count of 12,700. Currently operating as a beauty salon, this space is suited for various businesses, from boutique retail to professional services. A transferable wine and beer license adds an advantage. The layout includes a waiting/retail area, workstations, washing stations, an esthetician room, break room/office, a restroom, and a finished basement, suitable for additional workstations, private offices, or extra storage. The property includes an oversized one-car garage, five off-street parking spaces, and a front porch surrounded by landscaping. A quarter share in the Wadsworth Ditch Company provides irrigation rights, enhancing the property's curb appeal and outdoor possibilities. Sellers are offering owner/seller financing (owner's carry).
Key Highlights
- Prime Olde Town Arvada location at the intersection of Upham and Ralston Road with high traffic count (12,700).
- Owner/seller financing (owner's carry) is available.
- Transferable wine and beer license.
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
$26,757
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
3.24%
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%
$535,140
$535.1K
Cap Rate 7%
$382,243
$382.2K
Cap Rate 9%
$297,300
$297.3K
Market Conditions
NOI Build-Up for 1,934 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
$41.8K $21.60/SF
− Vacancy
−$3.6K −$1.84/SF
EGI
$38.2K $19.76/SF
− OpEx
−$11.5K −$5.93/SF
NOI
$26.8K $13.83/SF
Area
Arvada, CO
Vacancy
8.50%
Lease Rate
$21.60 /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%
$535,140
Cap Rate 7%
$382,243
Cap Rate 9%
$297,300
Alternative Uses
Best Use
Retail
$382.2K
$334.5K – $446.0K
NOI $26,757 @ 7.0% cap · market cap 3.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$517.2K
$452.6K – $603.4K
NOI $36,204 @ 7.0% cap · market cap 4.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,377
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
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- The Green Room - Flowers & Gifts — arvada, co 80002
- Ramah Home — 5642 Olde Wadsworth Blvd, Arvada, CO 80002
- Olde Town Flower Shoppe — 7711 Ralston Rd, Arvada, CO 80002
- Westminster Florabloom Florist — 7310 W 52nd Ave R, Arvada, CO 80002
- Everlasting Link — Arvada, CO 80002
Frequently Asked Questions
What type of property is this?
Storefront property - Prime commercial property in Olde Town Arvada with high visibility.
Where is this storefront property located?
The property is located at 5715 Upham Street Arvada, CO.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Prime Olde Town Arvada location at the intersection of Upham and Ralston Road with high traffic count (12,700).; Owner/seller financing (owner's carry) is available.; Transferable wine and beer license.
