Victorian Mixed-Use in Washington
For Sale
$745,000
25 Dakota Avenue, Denver, CO 80209
Historic property with mixed-use zoning near South Broadway shops.
Property Size1,941 SF
Lot Size0.05 Acres
Price / SF$383.82
Days on Market165
Property Features for 25 Dakota Avenue
General Information
Standard status
Active
Size
1,941 SF
Lot size
0.05 Acres
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$14,617
Amenities
3
Composition
1 Parking Spaces.
Paved Road.
Building Details
Year Built
1896
Listing Agency:
MSC REAL ESTATE ADVISORS
(303) 875-4091
Listed By:
RaNae Rodriguez · License #40029854
(303) 875-4091
Source:
Xome
Added: Mar 12
Changed: Aug 23
Last Checked: Aug 23 at 5:34AM
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 MSC REAL ESTATE ADVISORS
Investment Insights
Based on property information with market context.
This charming 2-story Victorian, originally built in 1896, is located in Denver’s desirable Washington Park West / South Broadway corridor. The property sits on a 2,280 sq ft lot and offers U-MS-3 mixed-use zoning, making it suitable for retail, office, studio, or live/work conversion. A covered front porch leads into an inviting entry foyer. The main floor features a spacious open area, ideal for boutiques, retail displays, collaborative workspace, or client-facing business use, along with a main-level bathroom. The second floor includes three private offices and a second bathroom, suitable for professional services, creative teams, or future residential adaptation. The basement provides ample storage, and the fenced private backyard offers additional functional outdoor space. A detached 1-car garage with alley access is currently rented month-to-month for $500, providing supplemental income. Updates, including boiler, A/C, roofing, siding, and remodel work, were completed between 2014–2021. Located near South Broadway’s shops and eateries and minutes from Washington Park, this property combines historic character and mixed-use versatility. The location has a bike score of 90, indicating it is a biker's paradise. The walk score is 62, indicating it is somewhat walkable, and the transit score is 47, indicating some transit options are available.
Key Highlights
- U‑MS‑3 mixed‑use zoning allows for retail, office, studio, or live/work conversion.
- Located in the desirable Washington Park West/South Broadway corridor near shops and restaurants.
- Detached 1‑car garage with alley access currently rented for $500/month.
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
$27,339
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
3.67%
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%
$546,780
$546.8K
Cap Rate 7%
$390,557
$390.6K
Cap Rate 9%
$303,767
$303.8K
Market Conditions
NOI Build-Up for 1,941 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
$46.6K $24.00/SF
− Vacancy
−$2.8K −$1.46/SF
EGI
$43.7K $22.54/SF
− OpEx
−$16.4K −$8.45/SF
NOI
$27.3K $14.09/SF
Area
Denver, CO
Vacancy
6.10%
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%
$546,780
Cap Rate 7%
$390,557
Cap Rate 9%
$303,767
Alternative Uses
Best Use
Mixed Use
$390.6K
$341.7K – $455.7K
NOI $27,339 @ 7.0% cap · market cap 3.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$617.9K
$540.7K – $720.9K
NOI $43,252 @ 7.0% cap · market cap 5.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,904
Businesses Nearby
Explore this area
Business Placement
Demographics for 80209, CO
27,061
Population
16,045
Households
1.7
Avg Household Size
38
Median Age
80%
College-Educated
99%
High-School Grad
3.5 sq mi
ZIP Area
7,732
Density / Sq Mi
$118,759
Median Household Income
$81,604
Median Earnings
$1,981
Median Rent
$971,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic property with mixed-use zoning near South Broadway shops.
Where is this mixed-use property located?
The property is located at 25 Dakota Avenue Denver, CO.
What is the asking price?
The asking price for this property is $745,000.
What are key features of this property?
This property features: U‑MS‑3 mixed‑use zoning allows for retail, office, studio, or live/work conversion.; Located in the desirable Washington Park West/South Broadway corridor near shops and restaurants.; Detached 1‑car garage with alley access currently rented for $500/month.
