Historic Boutique Hotel and
For Sale
$2,225,000
301 Victor Avenue, Victor, CO 80860
Turnkey boutique hotel, event venue, and coffee shop for sale.
Property Size7,394 SF
Lot Size0.08 Acres
Price / SF$300.92
Days on Market299
Property Features for 301 Victor Avenue
General Information
Standard status
Active
Size
7,394 SF
Lot size
0.08 Acres
Property subtype
Commercial
Building Details
Year Built
1899
Listing Agency:
QORE REAL ESTATE & AUCTIONS
(303) 802-0003
Listed By:
BRANDON GRAY · License #10066588
Source:
Corcoran
Added: Nov 5, 2025
Changed: Jul 6
Last Checked: Aug 30 at 5:40PM
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 QORE REAL ESTATE & AUCTIONS
Investment Insights
Based on property information with market context.
This 7,300 square foot commercial building operates as a boutique hotel with 7 guest rooms, an event venue, a gift shop, and a coffee shop. Located in the historic mountain town of Victor, Colorado, the building is situated in the heart of the historic district. The building, once a brothel and casino, has been completely renovated and is a fully functioning commercial building with four sources of income, all of which are turnkey ready. The roof was redone in 2024, and the sewage and water mains were replaced in 2018.
Key Highlights
- Four Turn‑Key Income Streams: Boutique hotel, event venue, gift shop, and coffee shop
- Fully Renovated Historic Building: Originally a brothel and casino, now a fully functioning commercial building
- Substantial Recent Renovations: New roof in 2024, sewage and water main replaced in 2018
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
$111,797
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
5.02%
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%
$2,235,940
$2.2M
Cap Rate 7%
$1,597,100
$1.6M
Cap Rate 9%
$1,242,189
$1.2M
Market Conditions
NOI Build-Up for 7,394 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
$155.3K $21.00/SF
− Vacancy
−$6.2K −$0.84/SF
EGI
$149.1K $20.16/SF
− OpEx
−$37.3K −$5.04/SF
NOI
$111.8K $15.12/SF
Area
Teller County, CO
Vacancy
4.00%
Lease Rate
$21.00 /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%
$2,235,940
Cap Rate 7%
$1,597,100
Cap Rate 9%
$1,242,189
Alternative Uses
Best Use
Specialty Retail
$1.60M
$1.40M – $1.86M
NOI $111,797 @ 7.0% cap · market cap 5.02%
Second Best
Retail
$1.50M
$1.31M – $1.74M
NOI $104,657 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$1.89M
$1.65M – $2.20M
NOI $132,288 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 80860, CO
547
Population
409
Households
1.3
Avg Household Size
53
Median Age
17%
College-Educated
93%
High-School Grad
69.8 sq mi
ZIP Area
8
Density / Sq Mi
$53,333
Median Household Income
$29,955
Median Earnings
$615
Median Rent
$184,000
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?
Hotel - Turnkey boutique hotel, event venue, and coffee shop for sale.
Where is this hotel located?
The property is located at 301 Victor Avenue Victor, CO.
What is the asking price?
The asking price for this property is $2,225,000.
What are key features of this property?
This property features: Four Turn‑Key Income Streams: Boutique hotel, event venue, gift shop, and coffee shop; Fully Renovated Historic Building: Originally a brothel and casino, now a fully functioning commercial building; Substantial Recent Renovations: New roof in 2024, sewage and water main replaced in 2018
