Top-Floor Office
For Sale
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1800 Glenarm Place Suite 1400, Denver, CO 80202
Fully built-out office suite with a private rooftop terrace, wraparound windows, and dedicated HVAC control.
Property Size3,803 SF
Price / SF$341.84
Days on Market10
Property Features for 1800 Glenarm Place Suite 1400
General Information
Standard status
Active
Size
3,803 SF
Property subtype
Office
Zoning
D-C
Site & Location
Road Access
Yes
Public Transit
Yes
Additional Details
Floor
14
Asking Price
$1,300,000
Office Units
1
Amenities
private rooftop terrace
conference room
full kitchen
secured entry
dedicated heat pump HVAC
Listing Agency:
Kinsey & Company Commercial Real Estate
Listed By:
Brady Kinsey · License #FA100049160
(303) 847-1295
Source:
Crexi
Added: Sep 1
Changed: Sep 9
Last Checked: Sep 9 at 4:01PM
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 Kinsey & Company Commercial Real Estate
Investment Insights
Based on property information with market context.
This 3,803 SF office condominium occupies the entire fourteenth floor at 1800 Glenarm Place. The professionally designed interior includes a reception and lobby area, glass-fronted private offices positioned along the windows, a conference room, open workstation space, and a full kitchen. Wraparound windows provide natural light, while the private rooftop terrace adds dedicated outdoor space. Secured entry supports controlled access, and a separate heat pump HVAC system provides direct suite-level climate control.
The property sits at the corner of 18th Street and Glenarm Place in downtown Denver, just off Broadway. The 16th Street Mall, Colorado Convention Center, courts, and government buildings are within the immediate downtown area. Union Station, the free MallRide, and multiple RTD light rail and bus routes provide transit access, with restaurants, hotels, and daily conveniences located nearby. The suite carries D-C zoning within the Central Business District.
The property sits at the corner of 18th Street and Glenarm Place in downtown Denver, just off Broadway. The 16th Street Mall, Colorado Convention Center, courts, and government buildings are within the immediate downtown area. Union Station, the free MallRide, and multiple RTD light rail and bus routes provide transit access, with restaurants, hotels, and daily conveniences located nearby. The suite carries D-C zoning within the Central Business District.
Key Highlights
- 3,803 SF office condominium occupying the entire fourteenth floor
- Private rooftop terrace with wraparound windows
- Reception, private offices, conference room, open workstation area, and full kitchen
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
$55,722
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
4.29%
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%
$1,114,440
$1.1M
Cap Rate 7%
$796,029
$796.0K
Cap Rate 9%
$619,133
$619.1K
Market Conditions
NOI Build-Up for 3,803 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
$100.4K $26.40/SF
− Vacancy
−$26.1K −$6.86/SF
EGI
$74.3K $19.54/SF
− OpEx
−$18.6K −$4.88/SF
NOI
$55.7K $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%
$1,114,440
Cap Rate 7%
$796,029
Cap Rate 9%
$619,133
Alternative Uses
Best Use
Office B
$796.0K
$696.5K – $928.7K
NOI $55,722 @ 7.0% cap · market cap 4.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,744 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Paved road access
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 - Fully built-out office suite with a private rooftop terrace, wraparound windows, and dedicated HVAC control.
Where is this office units located?
The property is located at 1800 Glenarm Place Suite 1400 Denver, CO.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 3,803 SF office condominium occupying the entire fourteenth floor; Private rooftop terrace with wraparound windows; Reception, private offices, conference room, open workstation area, and full kitchen
