Golden Land Value and
For Sale
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Pending
15970-15990 S Golden Rd, Golden, CO 80401
1.29-acre site with income and redevelopment potential.
Property Size5,540 SF
Lot Size1.29 Acres
Days on Market184
Property Features for 15970-15990 S Golden Rd
General Information
Standard status
Pending
Size
5,540 SF
Lot size
1.29 Acres
Property subtype
Retail
Zoning
C-1
Investment Type
Owner/User
Net Operating Income
$146,000
Building Details
Year Built
1947
Year Renovated
1980
Stories
1
Tenancy
Multi
Listing Agency:
SPERRY- Rocky Mountain
Listed By:
Cheryle Powell · License #ER.100066584
Source:
Crexi
Added: Feb 27
Changed: Aug 25
Last Checked: Aug 29 at 4:55PM
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 SPERRY- Rocky Mountain
Investment Insights
Based on property information with market context.
The property at 15970-15990 S Golden Road is a 1.29-acre site that offers both land value and in-place income. The property is located in an active corridor of Golden. The site provides immediate cash flow from established tenants and positions a future owner to capitalize on long-term redevelopment potential. A new roof was installed in 2018 and a new sewer line in 2021. The property has frontage along South Golden Road. Investors can benefit from stabilized revenue while evaluating entitlement strategies, site reconfiguration, or a more intensive future use. The location is surrounded by residential growth and established commercial activity, supporting steady demand driven by convenience, accessibility, and daily traffic patterns. The property offers the scale and flexibility to support multiple paths forward, whether the vision is to maintain the current income profile, reposition the improvements, or pursue a broader redevelopment concept. The property is 5540 square feet.
Key Highlights
- 1.29‑acre site in a high‑traffic Golden corridor offers significant redevelopment potential.
- Immediate cash flow from established tenants provides income while planning future development.
- New roof (2018) and sewer line (2021) reduce near‑term capital expenditure needs.
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
$88,486
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
4.21%
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%
$1,769,720
$1.8M
Cap Rate 7%
$1,264,086
$1.3M
Cap Rate 9%
$983,178
$983.2K
Market Conditions
NOI Build-Up for 5,540 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
$133.6K $24.12/SF
− Vacancy
−$7.2K −$1.30/SF
EGI
$126.4K $22.82/SF
− OpEx
−$37.9K −$6.85/SF
NOI
$88.5K $15.97/SF
Area
Jefferson County, CO
Vacancy
5.40%
Lease Rate
$24.12 /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%
$1,769,720
Cap Rate 7%
$1,264,086
Cap Rate 9%
$983,178
Alternative Uses
Best Use
Retail
$1.26M
$1.11M – $1.47M
NOI $88,486 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$12.33M
$10.79M – $14.38M
NOI $862,995 @ 7.0% cap · market cap 41.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 80401, CO
41,913
Population
17,762
Households
2.4
Avg Household Size
39
Median Age
57%
College-Educated
96%
High-School Grad
49.1 sq mi
ZIP Area
854
Density / Sq Mi
$112,444
Median Household Income
$53,936
Median Earnings
$1,868
Median Rent
$748,800
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 - 1.29-acre site with income and redevelopment potential.
Where is this retail space located?
The property is located at 15970-15990 S Golden Rd Golden, CO.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 1.29‑acre site in a high‑traffic Golden corridor offers significant redevelopment potential.; Immediate cash flow from established tenants provides income while planning future development.; New roof (2018) and sewer line (2021) reduce near‑term capital expenditure needs.
