Owner-Occupant Office
For Sale
$635,000
3540 Austin Bluffs Parkway, Colorado Springs, CO 80918
Colorado Springs, CO
Property Size1,430 SF
Price / SF$444.06
Days on Market11
Property Features for 3540 Austin Bluffs Parkway
General Information
Property type
Commercial Sale
Property subtype
Office
Standard status
Active
Building Details
Year built
1972
Listing Agency:
Engel & Volkers Pikes Peak · Engel & Völkers
(719) 886-4800
Listed By:
Steven Zaleski
(719) 244-3645
Added: Sep 17
Changed: Sep 18
Last Checked: Sep 27 at 2:06PM
MLS# 8698198
Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office unit provides 1,430 usable square feet for immediate owner occupancy within a property built in 1972. The space is positioned for professional office operations and may accommodate uses identified in the listing, including real estate, insurance, engineering, styling, day-spa, chiropractic, and general office services.
The property fronts Austin Bluffs Parkway, with access also available from Morning Sun Drive. Austin Bluffs Parkway records 36,475 vehicle trips per day, while King Soopers is located across the street to the northeast and connects to Morning Sun Drive. These access and surrounding retail details contribute to the property's exposure for an owner-user office operation.
The property fronts Austin Bluffs Parkway, with access also available from Morning Sun Drive. Austin Bluffs Parkway records 36,475 vehicle trips per day, while King Soopers is located across the street to the northeast and connects to Morning Sun Drive. These access and surrounding retail details contribute to the property's exposure for an owner-user office operation.
Key Highlights
- 1,430 usable square feet available for immediate owner occupancy
- Frontage and access along Austin Bluffs Parkway
- 36,475 vehicle trips per day on Austin Bluffs Parkway
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
$21,103
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
3.32%
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%
$422,060
$422.1K
Cap Rate 7%
$301,471
$301.5K
Cap Rate 9%
$234,478
$234.5K
Market Conditions
NOI Build-Up for 1,430 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
$31.4K $21.96/SF
− Vacancy
−$3.3K −$2.28/SF
EGI
$28.1K $19.68/SF
− OpEx
−$7.0K −$4.92/SF
NOI
$21.1K $14.76/SF
Area
ZIP 80918
Vacancy
10.40%
Lease Rate
$21.96 /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%
$422,060
Cap Rate 7%
$301,471
Cap Rate 9%
$234,478
Alternative Uses
Best Use
Office B
$301.5K
$263.8K – $351.7K
NOI $21,103 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$365.5K
$319.8K – $426.4K
NOI $25,585 @ 7.0% cap · market cap 4.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,351
Businesses Nearby
Explore this area
Business Placement
Demographics for 80918, CO
47,453
Population
20,447
Households
2.3
Avg Household Size
37
Median Age
38%
College-Educated
95%
High-School Grad
12.0 sq mi
ZIP Area
3,954
Density / Sq Mi
$82,743
Median Household Income
$42,596
Median Earnings
$1,572
Median Rent
$414,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Colorado Springs, CO
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Office space offers direct parkway exposure and secondary access from Morning Sun Drive.
Where is this office units located?
The property is located at 3540 Austin Bluffs Parkway Colorado Springs, CO.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: 1,430 usable square feet available for immediate owner occupancy; Frontage and access along Austin Bluffs Parkway; 36,475 vehicle trips per day on Austin Bluffs Parkway
