Mixed-Use Bar and Retail
For Sale
Contact for pricing
2100-2102 Curtis St, Denver, CO 80205
Mixed-use property with a second-generation bar/restaurant and small retail bays, plus second-story space for value-add use.
Property Size7,816 SF
Price / SF$185.52
Days on Market914
Property Features for 2100-2102 Curtis St
General Information
Standard status
Active
Size
7,816 SF
Property subtype
RETAIL
Listing Agency:
Shames Makovsky
(303) 534-5005
Listed By:
Joey Gargotto · License #FA100056043
(303) 842-5767
Source:
Moodyscre
Added: Mar 13, 2024
Changed: Sep 7
Last Checked: Sep 12 at 9:06AM
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 Shames Makovsky
Investment Insights
Based on property information with market context.
This mixed-use building offers a second-generation bar and restaurant setup alongside small retail bays. The property also includes second-story space that presents a value-add opportunity, with additional room that could support expansion, an office need, or other income-generating uses.
Located in the heart of Ballpark at 2100-2102 Curtis St, Denver, CO 80205, the configuration is designed to serve both dining and neighborhood retail demand. In-place, short-term income provides stability while a new owner executes their vision.
For buyers seeking a user or investor position, the offering combines turnkey restaurant/bar operations with flexible upper-level square footage. A current rent roll is available upon request.
Located in the heart of Ballpark at 2100-2102 Curtis St, Denver, CO 80205, the configuration is designed to serve both dining and neighborhood retail demand. In-place, short-term income provides stability while a new owner executes their vision.
For buyers seeking a user or investor position, the offering combines turnkey restaurant/bar operations with flexible upper-level square footage. A current rent roll is available upon request.
Key Highlights
- Mixed‑use building in the heart of Ballpark, with a second‑generation bar/restaurant and small retail bays
- Second‑story space offers value‑add potential for expansion, an office, or income‑producing use
- In‑place short‑term income provides stability while a new owner pursues their vision
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
$114,635
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
7.91%
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%
$2,292,700
$2.3M
Cap Rate 7%
$1,637,643
$1.6M
Cap Rate 9%
$1,273,722
$1.3M
Market Conditions
NOI Build-Up for 7,816 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
$160.4K $20.52/SF
− Vacancy
−$7.5K −$0.96/SF
EGI
$152.8K $19.56/SF
− OpEx
−$38.2K −$4.89/SF
NOI
$114.6K $14.67/SF
Area
Denver, CO
Vacancy
4.70%
Lease Rate
$20.52 /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%
$2,292,700
Cap Rate 7%
$1,637,643
Cap Rate 9%
$1,273,722
Alternative Uses
Best Use
Specialty Retail
$1.64M
$1.43M – $1.91M
NOI $114,635 @ 7.0% cap · market cap 7.91%
Second Best
Mixed Use
$1.57M
$1.38M – $1.83M
NOI $110,088 @ 7.0% cap · market cap 7.59%
Theoretical Best
Office A
$2.49M
$2.18M – $2.90M
NOI $174,168 @ 7.0% cap · market cap 12.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
11,008
Businesses Nearby
48k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 84%
Shops & Services 10%
Apparel 6%
Renaissance Denver Downtown City Center Hotel
Hotels & Casinos
12,526 visits/mo
0.5 miles
Residence Inn Denver City Center
Hotels & Casinos
10,714 visits/mo
0.4 miles
The Ritz-Carlton, Denver
Hotels & Casinos
10,021 visits/mo
0.3 miles
Hotel Monaco Denver
Hotels & Casinos
7,198 visits/mo
0.4 miles
Patagonia
Apparel
2,659 visits/mo
0.5 miles
Demographics for 80205, CO
34,967
Population
19,040
Households
1.8
Avg Household Size
34
Median Age
61%
College-Educated
94%
High-School Grad
4.6 sq mi
ZIP Area
7,602
Density / Sq Mi
$98,770
Median Household Income
$69,760
Median Earnings
$1,816
Median Rent
$627,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Denver, CO
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with a second-generation bar/restaurant and small retail bays, plus second-story space for value-add use.
Where is this mixed-use property located?
The property is located at 2100-2102 Curtis St Denver, CO.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Mixed‑use building in the heart of Ballpark, with a second‑generation bar/restaurant and small retail bays; Second‑story space offers value‑add potential for expansion, an office, or income‑producing use; In‑place short‑term income provides stability while a new owner pursues their vision
