Mixed-Use Redevelopment
For Sale
$2,375,000
2360-72 Dayton Street, Aurora, CO 80010
Three-building mixed-use site with flexible OA-MS zoning for retail, office, or multifamily uses.
Property Size10,104 SF
Days on Market62
Property Features for 2360-72 Dayton Street
General Information
Standard status
Active
Size
10,104 SF
Property subtype
Street Retail
Building Details
Building Size
10,104 SF
Year Built
1971
Listing Agency:
Unique Properties, Inc
(303) 321-5897
Listed By:
Brian Mckernan · License #FA.040033318
(303) 321-5897
Source:
Thebrokerlist
Added: Jun 24
Changed: Aug 24
Last Checked: Aug 24 at 3:14AM
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 consists of three separate buildings with a total of 10,104 rentable square feet, set on a 24,393 square foot parcel. Constructed in 1971, the site is configured to support multiple operating models, whether approached as an owner-user, an investment, or a redevelopment project.
The property is located along the Dayton Street corridor and is described as being one block from Stanley Marketplace and the Central Park neighborhood, with 900 recently constructed apartments in the immediate area. This placement can support tenants and operators looking to serve a growing, active residential and retail environment.
Zoned OA-MS, the property is presented as offering flexibility for a range of uses, including retail, office, and multi-family. For buyers and developers, the combination of multiple buildings and OA-MS zoning may allow for planning options across commercial and residential end uses, subject to applicable approvals. For owner-users, the site’s multi-building layout can provide room to right-size operations across retail and office components while maintaining the option to align with residential use goals if desired.
The property is located along the Dayton Street corridor and is described as being one block from Stanley Marketplace and the Central Park neighborhood, with 900 recently constructed apartments in the immediate area. This placement can support tenants and operators looking to serve a growing, active residential and retail environment.
Zoned OA-MS, the property is presented as offering flexibility for a range of uses, including retail, office, and multi-family. For buyers and developers, the combination of multiple buildings and OA-MS zoning may allow for planning options across commercial and residential end uses, subject to applicable approvals. For owner-users, the site’s multi-building layout can provide room to right-size operations across retail and office components while maintaining the option to align with residential use goals if desired.
Key Highlights
- Mixed‑use property with 3 buildings totaling 10,104 rentable SF
- 24,393 SF land parcel, described as suitable for investment, owner‑user, or redevelopment
- Built in 1971
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
$136,404
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
5.74%
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%
$2,728,080
$2.7M
Cap Rate 7%
$1,948,629
$1.9M
Cap Rate 9%
$1,515,600
$1.5M
Market Conditions
NOI Build-Up for 10,104 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
$242.5K $24.00/SF
− Vacancy
−$24.2K −$2.40/SF
EGI
$218.2K $21.60/SF
− OpEx
−$81.8K −$8.10/SF
NOI
$136.4K $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%
$2,728,080
Cap Rate 7%
$1,948,629
Cap Rate 9%
$1,515,600
Alternative Uses
Best Use
Mixed Use
$1.95M
$1.71M – $2.27M
NOI $136,404 @ 7.0% cap · market cap 5.74%
Second Best
Retail
$1.83M
$1.60M – $2.14M
NOI $128,138 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$2.82M
$2.47M – $3.29M
NOI $197,634 @ 7.0% cap · market cap 8.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,135
Businesses Nearby
139k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Groceries 23%
Shops & Services 20%
Apparel 3%
Lowe's Market
Groceries
32,436 visits/mo
0.1 miles
McDonald's
Dining
26,568 visits/mo
0.1 miles
Little Caesars Pizza
Dining
12,399 visits/mo
0.3 miles
Guadalajara
Dining
9,252 visits/mo
0.3 miles
Popeyes Louisiana Kitchen
Dining
8,017 visits/mo
0.1 miles
Demographics for 80010, CO
42,303
Population
15,394
Households
2.7
Avg Household Size
32
Median Age
19%
College-Educated
73%
High-School Grad
5.1 sq mi
ZIP Area
8,295
Density / Sq Mi
$60,755
Median Household Income
$36,349
Median Earnings
$1,400
Median Rent
$385,700
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?
Mixed-use property - Three-building mixed-use site with flexible OA-MS zoning for retail, office, or multifamily uses.
Where is this mixed-use property located?
The property is located at 2360-72 Dayton Street Aurora, CO.
What is the asking price?
The asking price for this property is $2,375,000.
What are key features of this property?
This property features: Mixed‑use property with 3 buildings totaling 10,104 rentable SF; 24,393 SF land parcel, described as suitable for investment, owner‑user, or redevelopment; Built in 1971
