Retail
For Sale
Contact for pricing
1228 8th Ave, Greeley, CO 80631
Retail space available with a build-to-suit leaseback option in Downtown Greeley.
Property Size1,269 SF
Price / SF$394.01
Days on Market1854
Property Features for 1228 8th Ave
General Information
Standard status
Active
Size
1,269 SF
Property subtype
RETAIL
Listing Agency:
WayPoint Real Estate
(970) 415-0538
Listed By:
Brian Smerud · License #FA100042149
(970) 415-0538
Source:
Moodyscre
Added: Jul 13, 2021
Changed: Jul 30
Last Checked: Aug 8 at 10:09AM
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 WayPoint Real Estate
Investment Insights
Based on property information with market context.
This retail space is available for purchase and offers a “build to suit leaseback” option. The property size is 1,269 square feet.
The site is positioned in a high-demand retail or restaurant location in downtown Greeley. Nearby area growth is underway, with Maddie Downtown Development adding approximately 1,000 new apartment units to the area.
For tenants or buyers looking for flexibility in their future layout, the build-to-suit leaseback option supports tailoring improvements to the intended retail or restaurant use.
The site is positioned in a high-demand retail or restaurant location in downtown Greeley. Nearby area growth is underway, with Maddie Downtown Development adding approximately 1,000 new apartment units to the area.
For tenants or buyers looking for flexibility in their future layout, the build-to-suit leaseback option supports tailoring improvements to the intended retail or restaurant use.
Key Highlights
- Build‑to‑suit leaseback option available
- 1,269 SF retail space
- Downtown Greeley retail or restaurant location
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
$14,342
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
2.87%
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%
$286,840
$286.8K
Cap Rate 7%
$204,886
$204.9K
Cap Rate 9%
$159,356
$159.4K
Market Conditions
NOI Build-Up for 1,269 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
$22.8K $18.00/SF
− Vacancy
−$2.4K −$1.85/SF
EGI
$20.5K $16.15/SF
− OpEx
−$6.1K −$4.84/SF
NOI
$14.3K $11.30/SF
Area
Greeley, CO
Vacancy
10.30%
Lease Rate
$18.00 /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%
$286,840
Cap Rate 7%
$204,886
Cap Rate 9%
$159,356
Alternative Uses
Best Use
Retail
$204.9K
$179.3K – $239.0K
NOI $14,342 @ 7.0% cap · market cap 2.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office B
$231.3K
$202.4K – $269.8K
NOI $16,189 @ 7.0% cap · market cap 3.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
591
Businesses Nearby
134k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 70%
Shops & Services 13%
Groceries 11%
Home Improvements & Furnishings 5%
McDonald's
Dining
30,223 visits/mo
0.2 miles
Wendy's
Dining
17,143 visits/mo
0.1 miles
Taco Bell
Dining
15,709 visits/mo
0.2 miles
Save-A-Lot
Groceries
15,030 visits/mo
0.3 miles
Carl's Jr.
Dining
9,764 visits/mo
0.5 miles
Demographics for 80631, CO
52,336
Population
18,871
Households
2.8
Avg Household Size
29
Median Age
18%
College-Educated
73%
High-School Grad
103.6 sq mi
ZIP Area
505
Density / Sq Mi
$52,470
Median Household Income
$33,062
Median Earnings
$1,209
Median Rent
$300,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space available with a build-to-suit leaseback option in Downtown Greeley.
Where is this retail space located?
The property is located at 1228 8th Ave Greeley, CO.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Build‑to‑suit leaseback option available; 1,269 SF retail space; Downtown Greeley retail or restaurant location
