LoDo Retail Opportunity Near
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1962 Blake St, Denver, CO 80202
Retail property across from Coors Field in Denver's LoDo neighborhood.
Property Size12,334 SF
Price / SF$324.31
Days on Market868
Property Features for 1962 Blake St
General Information
Standard status
Active
Size
12,334 SF
Property subtype
Retail
Zoning
D-LD
Building Details
Year Built
1892
Listing Agency:
The Henry Group LLC
(303) 625-7444
Listed By:
Montana Rae · License #FA100100400
Source:
Crexi
Added: Apr 10, 2024
Changed: Aug 20
Last Checked: Aug 24 at 4:06PM
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 The Henry Group LLC
Investment Insights
Based on property information with market context.
Located at 1962 Blake Street, Denver, CO 80202, this property is situated directly across the street from Coors Field in Denver's LoDo/Ballpark neighborhood. The building is positioned among various retailers, restaurants, museums, and other attractions, benefiting from high foot-traffic counts. It is located at the heart of LoDo, directly across from the iconic Coors Field clock at the corner of Blake Street & 20th Street. The property is within the Lower Downtown Historic District and has a size of 12334 square feet. The property is intended for use as storefront and retail space.
Key Highlights
- Directly across the street from Coors Field
- Located in Denver's LoDo/Ballpark neighborhood
- High foot‑traffic location among retailers, restaurants, and museums
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
$168,839
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
4.22%
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%
$3,376,780
$3.4M
Cap Rate 7%
$2,411,986
$2.4M
Cap Rate 9%
$1,875,989
$1.9M
Market Conditions
NOI Build-Up for 12,334 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
$253.1K $20.52/SF
− Vacancy
−$11.9K −$0.96/SF
EGI
$241.2K $19.56/SF
− OpEx
−$72.4K −$5.87/SF
NOI
$168.8K $13.69/SF
Area
Denver, CO
Vacancy
4.70%
Lease Rate
$20.52 /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%
$3,376,780
Cap Rate 7%
$2,411,986
Cap Rate 9%
$1,875,989
Alternative Uses
Best Use
Retail
$2.41M
$2.11M – $2.81M
NOI $168,839 @ 7.0% cap · market cap 4.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.93M
$3.44M – $4.58M
NOI $274,845 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
12,453
Businesses Nearby
122k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 38%
Shops & Services 24%
Dining 23%
Apparel 15%
Ross Dress for Less
Apparel
18,597 visits/mo
0.5 miles
Illegal Pete's
Dining
15,339 visits/mo
0.3 miles
Bank of America
Shops & Services
13,346 visits/mo
0.4 miles
Renaissance Denver Downtown City Center Hotel
Hotels & Casinos
12,526 visits/mo
0.4 miles
Residence Inn Denver City Center
Hotels & Casinos
10,714 visits/mo
0.4 miles
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 Retail in Denver, CO
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail property across from Coors Field in Denver's LoDo neighborhood.
Where is this storefront property located?
The property is located at 1962 Blake St Denver, CO.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Directly across the street from Coors Field; Located in Denver's LoDo/Ballpark neighborhood; High foot‑traffic location among retailers, restaurants, and museums
