Professional Office
For Sale
$2,800,000
5878 S Rapp St, Littleton, CO 80120
Well-maintained office building with an open floorplan concept and flexibility to customize for new uses.
Property Size10,410 SF
Days on Market75
Property Features for 5878 S Rapp St
General Information
Standard status
Active
Size
10,410 SF
Class
C
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
10,410 SF
Year Built
1999
Listing Agency:
Unique Properties LLC
Listed By:
Brett MacDougall · License #100049630
(201) 274-5768
Source:
Uniqueprop
Added: Jun 25
Changed: Sep 6
Last Checked: Sep 6 at 5:56AM
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 LLC
Investment Insights
Based on property information with market context.
This well-maintained professional office building features an open floorplan concept designed to allow a new user to customize the space. While it has historically been used as office space, the building also offers the ability to convert for other purposes. The property has flexible ownership options, with sale and lease options available.
The building is located directly off Santa Fe Dr near downtown Littleton, with quick access to other major highways. Previously, the property was occupied by Arapahoe Community College Administration.
Overall, the layout and configuration are aligned with office use, while the customization approach supports updates to fit a variety of potential requirements within the building’s existing structure.
The building is located directly off Santa Fe Dr near downtown Littleton, with quick access to other major highways. Previously, the property was occupied by Arapahoe Community College Administration.
Overall, the layout and configuration are aligned with office use, while the customization approach supports updates to fit a variety of potential requirements within the building’s existing structure.
Key Highlights
- Professional office building built in 1999, well maintained
- Located directly off Santa Fe Dr with quick access to other major highways
- Open floorplan concept with ability for a new user to customize
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
$181,405
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
6.48%
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%
$3,628,100
$3.6M
Cap Rate 7%
$2,591,500
$2.6M
Cap Rate 9%
$2,015,611
$2.0M
Market Conditions
NOI Build-Up for 10,410 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
$291.1K $27.96/SF
− Vacancy
−$49.2K −$4.73/SF
EGI
$241.9K $23.23/SF
− OpEx
−$60.5K −$5.81/SF
NOI
$181.4K $17.43/SF
Area
Douglas County, CO
Vacancy
16.90%
Lease Rate
$27.96 /SF/Yr
Expense Ratio
25.00%
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%
$3,628,100
Cap Rate 7%
$2,591,500
Cap Rate 9%
$2,015,611
Alternative Uses
Best Use
Office B
$2.59M
$2.27M – $3.02M
NOI $181,405 @ 7.0% cap · market cap 6.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.58M
$3.13M – $4.17M
NOI $250,295 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,639
Businesses Nearby
Explore this area
Business Placement
Demographics for 80120, CO
29,445
Population
14,252
Households
2.1
Avg Household Size
42
Median Age
52%
College-Educated
96%
High-School Grad
8.4 sq mi
ZIP Area
3,505
Density / Sq Mi
$91,162
Median Household Income
$52,849
Median Earnings
$1,607
Median Rent
$596,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Well-maintained office building with an open floorplan concept and flexibility to customize for new uses.
Where is this office building located?
The property is located at 5878 S Rapp St Littleton, CO.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Professional office building built in 1999, well maintained; Located directly off Santa Fe Dr with quick access to other major highways; Open floorplan concept with ability for a new user to customize
