NNN Retail
For Sale
Contact for pricing
410 S Chambers Rd, Aurora, CO 80017
Lease terms include a five-year extension and two five-year options.
Property Size25,026 SF
Price / SF$203.79
Days on Market182
Property Features for 410 S Chambers Rd
General Information
Standard status
Active
Size
25,026 SF
Property subtype
RETAIL
Building Details
Tenancy
Single
Listing Agency:
Panorama Commercial Group LLC
(720) 318-9454
Listed By:
Mark Pyms · License #ER314551
(720) 318-9454
Source:
Moodyscre
Added: Mar 1
Changed: Aug 29
Last Checked: Aug 29 at 10:04PM
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 Panorama Commercial Group LLC
Investment Insights
Based on property information with market context.
Aurora City Center Marketplace is a 25,026-square-foot NNN retail property at 410 S Chambers Rd in Aurora, Colorado. The asset is structured as a single-tenant net-lease property, with lease activity involving the City of Aurora and DaVita.
The DMV lease was renewed early and includes a 5 yr extension. DaVita has completed an upgrade to its water system and holds 2 five year options. These documented lease actions and property improvements provide the primary operating details for the offering.
The DMV lease was renewed early and includes a 5 yr extension. DaVita has completed an upgrade to its water system and holds 2 five year options. These documented lease actions and property improvements provide the primary operating details for the offering.
Key Highlights
- 25,026‑square‑foot NNN retail property
- Located at 410 S Chambers Rd, Aurora, CO 80017
- DMV lease renewed early with a 5 yr extension
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
$317,377
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
6.22%
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%
$6,347,540
$6.3M
Cap Rate 7%
$4,533,957
$4.5M
Cap Rate 9%
$3,526,411
$3.5M
Market Conditions
NOI Build-Up for 25,026 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
$495.5K $19.80/SF
− Vacancy
−$42.1K −$1.68/SF
EGI
$453.4K $18.12/SF
− OpEx
−$136.0K −$5.44/SF
NOI
$317.4K $12.68/SF
Area
Aurora, CO
Vacancy
8.50%
Lease Rate
$19.80 /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%
$6,347,540
Cap Rate 7%
$4,533,957
Cap Rate 9%
$3,526,411
Alternative Uses
Best Use
Retail
$4.53M
$3.97M – $5.29M
NOI $317,377 @ 7.0% cap · market cap 6.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.99M
$6.12M – $8.16M
NOI $489,509 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
386
Businesses Nearby
109k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 36%
Dining 32%
Shops & Services 29%
Beauty & Spa 2%
Safeway
Groceries
39,665 visits/mo
0.1 miles
Starbucks
Dining
14,944 visits/mo
0.2 miles
Chase Bank
Shops & Services
8,560 visits/mo
0.3 miles
Qdoba Mexican Grill
Dining
8,452 visits/mo
0.1 miles
Conoco
Shops & Services
7,072 visits/mo
0.4 miles
Demographics for 80017, CO
37,637
Population
14,810
Households
2.5
Avg Household Size
33
Median Age
24%
College-Educated
84%
High-School Grad
9.2 sq mi
ZIP Area
4,091
Density / Sq Mi
$76,458
Median Household Income
$42,126
Median Earnings
$1,755
Median Rent
$383,700
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?
NNN property - Lease terms include a five-year extension and two five-year options.
Where is this nnn property located?
The property is located at 410 S Chambers Rd Aurora, CO.
What is the asking price?
The asking price for this property is $5,100,000.
What are key features of this property?
This property features: 25,026‑square‑foot NNN retail property; Located at 410 S Chambers Rd, Aurora, CO 80017; DMV lease renewed early with a 5 yr extension
