Two-Story Mixed-Use
For Sale
$1,050,000
1457 Florence Street, Aurora, CO 80010
Occupied retail suites accompany second-floor office space positioned for renovation and flexible future use.
Property Size5,900 SF
Lot Size0.17 Acres
Price / SF$177.97
Days on Market28
Property Features for 1457 Florence Street
General Information
Standard status
Active
Size
5,900 SF
Lot size
0.17 Acres
Property subtype
Street Retail
Site & Location
Corner Location
Yes
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Amenities
off-street parking
building signage
Building Details
Building Size
5,900 SF
Year Built
1954
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Unique Properties, Inc
(303) 321-5897
Listed By:
Brian Mckernan · License #FA.040033318
(303) 321-5897
Source:
Thebrokerlist
Added: Aug 2
Changed: Aug 28
Last Checked: Aug 29 at 5:50AM
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 two-story mixed-use commercial building contains 5,900 square feet on a 7,187-square-foot site. The ground level is configured with three occupied retail suites, while approximately 2,950 square feet of office area occupies the second floor and is ready for renovation. Month-to-month retail agreements provide flexibility for continued leasing, owner occupancy, or changes to the property’s space plan. Off-street parking, building signage, and prominent corner visibility add practical features for commercial users.
The property is at 1457 Florence Street in Aurora, Colorado, one block south of East Colfax Avenue. It lies within the Aurora Downtown Development Authority redevelopment area and the Aurora Cultural Arts District. Interstate 70, Interstate 225, RTD transit, the East Colfax Bus Rapid Transit corridor, Stanley Marketplace, and the Anschutz Medical Campus are identified as accessible from the property. Nearby context includes restaurants, breweries, arts organizations, theaters, galleries, nonprofit organizations, educational programs, libraries, and community services.
The property is at 1457 Florence Street in Aurora, Colorado, one block south of East Colfax Avenue. It lies within the Aurora Downtown Development Authority redevelopment area and the Aurora Cultural Arts District. Interstate 70, Interstate 225, RTD transit, the East Colfax Bus Rapid Transit corridor, Stanley Marketplace, and the Anschutz Medical Campus are identified as accessible from the property. Nearby context includes restaurants, breweries, arts organizations, theaters, galleries, nonprofit organizations, educational programs, libraries, and community services.
Key Highlights
- 5,900 SF two‑story mixed‑use building on a 7,187 SF site
- Three occupied street‑level retail suites
- Approximately 2,950 SF of second‑floor office space ready for renovation
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
$79,650
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
7.59%
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%
$1,593,000
$1.6M
Cap Rate 7%
$1,137,857
$1.1M
Cap Rate 9%
$885,000
$885.0K
Market Conditions
NOI Build-Up for 5,900 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
$141.6K $24.00/SF
− Vacancy
−$14.2K −$2.40/SF
EGI
$127.4K $21.60/SF
− OpEx
−$47.8K −$8.10/SF
NOI
$79.7K $13.50/SF
Area
Aurora, CO
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,593,000
Cap Rate 7%
$1,137,857
Cap Rate 9%
$885,000
Alternative Uses
Best Use
Mixed Use
$1.14M
$995.6K – $1.33M
NOI $79,650 @ 7.0% cap · market cap 7.59%
Second Best
Retail
$1.07M
$935.3K – $1.25M
NOI $74,823 @ 7.0% cap · market cap 7.13%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,404 @ 7.0% cap · market cap 10.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,135
Businesses Nearby
Explore this area
Business Placement
Demographics for 80010, CO
42,303
Population
15,394
Households
2.7
Avg Household Size
32
Median Age
19%
College-Educated
73%
High-School Grad
5.1 sq mi
ZIP Area
8,295
Density / Sq Mi
$60,755
Median Household Income
$36,349
Median Earnings
$1,400
Median Rent
$385,700
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?
Mixed-use property - Occupied retail suites accompany second-floor office space positioned for renovation and flexible future use.
Where is this mixed-use property located?
The property is located at 1457 Florence Street Aurora, CO.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 5,900 SF two‑story mixed‑use building on a 7,187 SF site; Three occupied street‑level retail suites; Approximately 2,950 SF of second‑floor office space ready for renovation
