Retail and Warehouse
For Sale
$1,295,000
2800 West Hampden Avenue, Sheridan, CO 80110
Leased retail/office building and warehouse with 50-foot lighted monument signage on US 285.
Property Size3,904 SF
Days on Market62
Property Features for 2800 West Hampden Avenue
General Information
Standard status
Active
Size
3,904 SF
Property subtype
Retail
Building Details
Building Size
3,904 SF
Year Built
1956
Listing Agency:
Unique Properties, Inc
(303) 321-5888
Listed By:
Marc S. Lippitt · License #ER.000183921
Source:
Uniqueprop
Added: Jun 25
Changed: Aug 14
Last Checked: Aug 25 at 6:33AM
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 Unique Properties, Inc
Investment Insights
Based on property information with market context.
This retail and warehouse facility includes a 3,000 SF warehouse along with a 900 SF retail/office building and an additional 900 SF basement. The property also features a lighted 50 ft sign for visibility and signage, and it has a two-car garage for additional storage that is not included in the stated total square footage.
The site overlooks US 285 and includes monument signage on Hampden Avenue. The property is zoned BUS-1 and is described as supporting a multitude of permitted uses.
The warehouse is currently leased on a month-to-month basis, and the offering notes additional income associated with a billboard.
The site overlooks US 285 and includes monument signage on Hampden Avenue. The property is zoned BUS-1 and is described as supporting a multitude of permitted uses.
The warehouse is currently leased on a month-to-month basis, and the offering notes additional income associated with a billboard.
Key Highlights
- Overlooks US 285 with 50‑ft lighted monument signage for visibility and signage
- Zoned BUS‑1 with an array of permitted uses for owner‑users or investors
- Leased retail/office building with 900 SF retail/office plus a 900 SF basement and 3,000 SF warehouse
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
$70,539
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
5.45%
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%
$1,410,780
$1.4M
Cap Rate 7%
$1,007,700
$1.0M
Cap Rate 9%
$783,767
$783.8K
Market Conditions
NOI Build-Up for 3,904 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
$105.4K $27.00/SF
− Vacancy
−$4.6K −$1.19/SF
EGI
$100.8K $25.81/SF
− OpEx
−$30.2K −$7.74/SF
NOI
$70.5K $18.07/SF
Area
Arapahoe County, CO
Vacancy
4.40%
Lease Rate
$27.00 /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%
$1,410,780
Cap Rate 7%
$1,007,700
Cap Rate 9%
$783,767
Alternative Uses
Best Use
Retail
$1.01M
$881.7K – $1.18M
NOI $70,539 @ 7.0% cap · market cap 5.45%
Second Best
Warehouse
$508.3K
$444.8K – $593.1K
NOI $35,583 @ 7.0% cap · market cap 2.75%
Theoretical Best
Multifamily LT 5
$57.96M
$50.72M – $67.62M
NOI $4,057,335 @ 7.0% cap · market cap 313.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
765
Businesses Nearby
Explore this area
Business Placement
Demographics for 80110, CO
23,279
Population
10,804
Households
2.2
Avg Household Size
36
Median Age
37%
College-Educated
91%
High-School Grad
6.4 sq mi
ZIP Area
3,637
Density / Sq Mi
$82,037
Median Household Income
$50,406
Median Earnings
$1,582
Median Rent
$455,600
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?
Retail space - Leased retail/office building and warehouse with 50-foot lighted monument signage on US 285.
Where is this retail space located?
The property is located at 2800 West Hampden Avenue Sheridan, CO.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Overlooks US 285 with 50‑ft lighted monument signage for visibility and signage; Zoned BUS‑1 with an array of permitted uses for owner‑users or investors; Leased retail/office building with 900 SF retail/office plus a 900 SF basement and 3,000 SF warehouse
