Versatile Mixed-Use Property For
For Sale
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16800 E Mississippi Ave, Aurora, CO 80017
Mixed-use property with diverse zoning and high visibility.
Property Size16,165 SF
Price / SF$201.05
Days on Market187
Property Features for 16800 E Mississippi Ave
General Information
Standard status
Active
Size
16,165 SF
Property subtype
Office, Retail, Special Purpose
Zoning
MU-C
Occupancy
100%
Net Operating Income
$225,000
Building Details
Year Built
1986
Buildings
1
Stories
2
Listing Agency:
Unique Properties, Inc
(303) 321-5888
Listed By:
Phillip Yeddis · License #CO EA.000249481
Source:
Crexi
Added: Feb 17
Changed: Aug 8
Last Checked: Aug 22 at 4:32PM
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 mixed-use property presents an opportunity for an owner-user or investor. The property is zoned MU-C, allowing for a diverse range of permitted uses. The location offers accessibility and convenience, with proximity to retail, restaurants, and entertainment options. Monument signage is available, enhancing visibility and advertising potential. The property encompasses a total size of 16165 square feet and is priced below replacement cost.
Key Highlights
- Versatile MU‑C zoning allows for a diverse range of permitted uses.
- Priced below replacement cost.
- Excellent opportunity for owner‑user or investor.
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
$218,228
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
6.71%
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%
$4,364,560
$4.4M
Cap Rate 7%
$3,117,543
$3.1M
Cap Rate 9%
$2,424,756
$2.4M
Market Conditions
NOI Build-Up for 16,165 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
$388.0K $24.00/SF
− Vacancy
−$38.8K −$2.40/SF
EGI
$349.2K $21.60/SF
− OpEx
−$130.9K −$8.10/SF
NOI
$218.2K $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%
$4,364,560
Cap Rate 7%
$3,117,543
Cap Rate 9%
$2,424,756
Alternative Uses
Best Use
Mixed Use
$3.12M
$2.73M – $3.64M
NOI $218,228 @ 7.0% cap · market cap 6.71%
Second Best
Retail
$2.93M
$2.56M – $3.42M
NOI $205,003 @ 7.0% cap · market cap 6.31%
Theoretical Best
Office A
$4.52M
$3.95M – $5.27M
NOI $316,187 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
399
Businesses Nearby
Explore this area
Business Placement
Demographics for 80017, CO
37,637
Population
14,810
Households
2.5
Avg Household Size
33
Median Age
24%
College-Educated
84%
High-School Grad
9.2 sq mi
ZIP Area
4,091
Density / Sq Mi
$76,458
Median Household Income
$42,126
Median Earnings
$1,755
Median Rent
$383,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with diverse zoning and high visibility.
Where is this mixed-use property located?
The property is located at 16800 E Mississippi Ave Aurora, CO.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: Versatile MU‑C zoning allows for a diverse range of permitted uses.; Priced below replacement cost.; Excellent opportunity for owner‑user or investor.
