Historic Live-Work
For Sale
Contact for pricing
2606-5765 W Alamo Ave, Littleton, CO 80120
Two historic-district properties offer flexible commercial, residential, and mixed-use possibilities in a walkable downtown setting.
Property Size4,942 SF
Price / SF$278.23
Days on Market568
Property Features for 2606-5765 W Alamo Ave
General Information
Standard status
Active
Size
4,942 SF
Property subtype
OFFICE
Additional Details
Public Transit
Yes
Building Details
Buildings
2
Listing Agency:
Hoff & Leigh
(720) 572-5187
Listed By:
Brandon Langiewicz · License #FA100067372
(715) 512-0265
Source:
Moodyscre
Added: Feb 24, 2025
Changed: Sep 5
Last Checked: Sep 15 at 8:22AM
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 Hoff & Leigh
Investment Insights
Based on property information with market context.
This two-property live/work offering includes 2606 W Alamo Avenue and 5765 S Curtice Street, with a combined property size of 4,942 square feet. Both properties are contributing members of the Downtown Littleton Historic District. The offering supports owner/user or investment applications, with potential for retail, office, residential, and mixed-use ventures. 2606 W Alamo Avenue has CA zoning, a brick exterior, forced air heating, and air conditioning. The second property has served as professional office space for law firms and other businesses.
The properties are located in historic downtown Littleton near local shops, restaurants, and cultural attractions. The surroundings are pedestrian-friendly, with convenient access to major roads and public transportation. The addresses included are 2606 W Alamo Avenue and 5765 S Curtice Street.
The properties are located in historic downtown Littleton near local shops, restaurants, and cultural attractions. The surroundings are pedestrian-friendly, with convenient access to major roads and public transportation. The addresses included are 2606 W Alamo Avenue and 5765 S Curtice Street.
Key Highlights
- Combined property size of 4,942 square feet
- Two properties at 2606 W Alamo Avenue and 5765 S Curtice Street
- Both properties contribute to the Downtown Littleton Historic District
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
$101,801
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
7.40%
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%
$2,036,020
$2.0M
Cap Rate 7%
$1,454,300
$1.5M
Cap Rate 9%
$1,131,122
$1.1M
Market Conditions
NOI Build-Up for 4,942 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
$148.9K $30.12/SF
− Vacancy
−$3.4K −$0.69/SF
EGI
$145.4K $29.43/SF
− OpEx
−$43.6K −$8.83/SF
NOI
$101.8K $20.60/SF
Area
Douglas County, CO
Vacancy
2.30%
Lease Rate
$30.12 /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%
$2,036,020
Cap Rate 7%
$1,454,300
Cap Rate 9%
$1,131,122
Alternative Uses
Best Use
Retail
$1.45M
$1.27M – $1.70M
NOI $101,801 @ 7.0% cap · market cap 7.40%
Second Best
Office B
$1.23M
$1.08M – $1.44M
NOI $86,120 @ 7.0% cap · market cap 6.26%
Theoretical Best
Office A
$1.70M
$1.49M – $1.98M
NOI $118,824 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,851
Businesses Nearby
Explore this area
Business Placement
Demographics for 80120, CO
29,445
Population
14,252
Households
2.1
Avg Household Size
42
Median Age
52%
College-Educated
96%
High-School Grad
8.4 sq mi
ZIP Area
3,505
Density / Sq Mi
$91,162
Median Household Income
$52,849
Median Earnings
$1,607
Median Rent
$596,400
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Live-work space - Two historic-district properties offer flexible commercial, residential, and mixed-use possibilities in a walkable downtown setting.
Where is this live-work space located?
The property is located at 2606-5765 W Alamo Ave Littleton, CO.
What is the asking price?
The asking price for this property is $1,375,000.
What are key features of this property?
This property features: Combined property size of 4,942 square feet; Two properties at 2606 W Alamo Avenue and 5765 S Curtice Street; Both properties contribute to the Downtown Littleton Historic District
