Office Building on Union
For Sale
$1,200,000
1445 N Union Blvd Colorado, Colorado Springs, CO 80909
7,113 SF office building on 0.47-acre lot.
Property Size7,113 SF
Price / SF$168.71
Days on Market343
Property Features for 1445 N Union Blvd Colorado
General Information
Standard status
Active
Size
7,113 SF
Class
B
Property subtype
Office
Zoning
OR
Building Details
Building Size
7,113 SF
Year Built
1985
Listing Agency:
RE/MAX
Listed By:
Rob Rolley · License #FA40047227
(719) 570-9000
Source:
Remaxcommercial
Added: Sep 25, 2025
Changed: Aug 16
Last Checked: Sep 2 at 1:09PM
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 RE/MAX
Investment Insights
Based on property information with market context.
Located on N Union Blvd and Palmer Park Blvd, this 7,113 square foot building is situated on a 20,470 square foot (0.47 acre) lot. The zoning is OR (Office / Residential), suitable for a variety of uses. It features 3.9 parking spaces per 1,000 square feet. The property's central location provides easy access to downtown, approximately 7 minutes away. It is an excellent building for an owner/user or as an investment property.
Key Highlights
- Excellent Owner / User or Investment Building with a 6.73% CAP Rate (2024)
- ZONING: OR (Office / Residential) appropriate for a variety of uses.
- Central location with easy access to downtown (7 minutes).
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
$70,019
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
5.83%
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%
$1,400,380
$1.4M
Cap Rate 7%
$1,000,271
$1.0M
Cap Rate 9%
$777,989
$778.0K
Market Conditions
NOI Build-Up for 7,113 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
$106.7K $15.00/SF
− Vacancy
−$13.3K −$1.88/SF
EGI
$93.4K $13.13/SF
− OpEx
−$23.3K −$3.28/SF
NOI
$70.0K $9.84/SF
Area
Colorado Springs, CO
Vacancy
12.50%
Lease Rate
$15.00 /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%
$1,400,380
Cap Rate 7%
$1,000,271
Cap Rate 9%
$777,989
Alternative Uses
Best Use
Office B
$1.00M
$875.2K – $1.17M
NOI $70,019 @ 7.0% cap · market cap 5.83%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.40M
$1.23M – $1.64M
NOI $98,330 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
533
Businesses Nearby
Explore this area
Business Placement
Demographics for 80909, CO
37,302
Population
16,572
Households
2.3
Avg Household Size
38
Median Age
28%
College-Educated
92%
High-School Grad
7.9 sq mi
ZIP Area
4,722
Density / Sq Mi
$61,777
Median Household Income
$36,894
Median Earnings
$1,227
Median Rent
$352,400
Median Home Value
Market
Vacancy Rate% for Office in Colorado Springs, CO
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - 7,113 SF office building on 0.47-acre lot.
Where is this office building located?
The property is located at 1445 N Union Blvd Colorado Colorado Springs, CO.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Excellent Owner / User or Investment Building with a 6.73% CAP Rate (2024); ZONING: OR (Office / Residential) appropriate for a variety of uses.; Central location with easy access to downtown (7 minutes).
