Corner Office
For Sale
Contact for pricing
1800 Glenarm Pl, Denver, CO 80202
Second-floor workspace with expansive windows, downtown views, and access to shared building amenities.
Property Size4,451 SF
Price / SF$224.67
Days on Market310
Property Features for 1800 Glenarm Pl
General Information
Standard status
Active
Size
4,451 SF
Property subtype
OFFICE
Listing Agency:
Henry Group Real Estate
(303) 625-7444
Listed By:
Amanda Tompkins · License #100024250
(720) 837-5541
Source:
Moodyscre
Added: Oct 29, 2025
Changed: Sep 2
Last Checked: Sep 1 at 9:17PM
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 Henry Group Real Estate
Investment Insights
Based on property information with market context.
Entire second-floor office condo totaling 4,451 square feet at 1800 Glenarm Place in Denver’s Central Business District. The corner unit features expansive windows, abundant natural light, and views of the downtown skyline. Building amenities include a modern professional lobby, shared conference room, and fitness center.
Located at 18th Street and Glenarm Place, the property is within walking distance of restaurants, coffee shops, hotels, and other urban amenities. Light rail, bus lines, and major highways provide access to downtown and the surrounding area. The condo is currently leased through May 31, 2027, with the tenant paying $11,000 per month.
Located at 18th Street and Glenarm Place, the property is within walking distance of restaurants, coffee shops, hotels, and other urban amenities. Light rail, bus lines, and major highways provide access to downtown and the surrounding area. The condo is currently leased through May 31, 2027, with the tenant paying $11,000 per month.
Key Highlights
- Entire second‑floor office condo totaling 4,451 SF
- Corner unit with expansive windows and abundant natural light
- Views of Denver’s Central Business District skyline
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
$65,216
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
6.52%
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%
$1,304,320
$1.3M
Cap Rate 7%
$931,657
$931.7K
Cap Rate 9%
$724,622
$724.6K
Market Conditions
NOI Build-Up for 4,451 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
$117.5K $26.40/SF
− Vacancy
−$30.6K −$6.86/SF
EGI
$87.0K $19.54/SF
− OpEx
−$21.7K −$4.88/SF
NOI
$65.2K $14.65/SF
Area
Denver, CO
Vacancy
26.00%
Lease Rate
$26.40 /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%
$1,304,320
Cap Rate 7%
$931,657
Cap Rate 9%
$724,622
Alternative Uses
Best Use
Office B
$931.7K
$815.2K – $1.09M
NOI $65,216 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.42M
$1.24M – $1.65M
NOI $99,184 @ 7.0% cap · market cap 9.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
13,479
Businesses Nearby
Explore this area
Business Placement
Demographics for 80202, CO
19,606
Population
14,394
Households
1.4
Avg Household Size
34
Median Age
72%
College-Educated
96%
High-School Grad
1.2 sq mi
ZIP Area
16,338
Density / Sq Mi
$110,372
Median Household Income
$80,331
Median Earnings
$2,246
Median Rent
$677,100
Median Home Value
Market
Vacancy Rate% for Office in Denver, CO
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Second-floor workspace with expansive windows, downtown views, and access to shared building amenities.
Where is this office units located?
The property is located at 1800 Glenarm Pl Denver, CO.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Entire second‑floor office condo totaling 4,451 SF; Corner unit with expansive windows and abundant natural light; Views of Denver’s Central Business District skyline
