GaragePoint Storefront Last End-Cap
For Sale
$775,000
4285 S Eldridge Street #A01, Morrison, CO 80465
Final retail storefront in a mixed-use project with high visibility.
Property Size1,485 SF
Days on Market97
Property Features for 4285 S Eldridge Street #A01
General Information
Standard status
Active
Size
1,485 SF
Class
A
Total Parking Spaces
1
Property subtype
Commercial
Zoning
PD
Taxes and HOA fees
Annual Taxes
$16,665
Building Details
Building Size
1,485 SF
Year Built
2024
Listing Agency:
MODUS Real Estate
(303) 910-7015
Listed By:
Benjamin Gearhart
(303) 910-7015
Source:
Coloradopartners
Added: May 21
Changed: Aug 23
Last Checked: Aug 25 at 8:23AM
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 MODUS Real Estate
Investment Insights
Based on property information with market context.
This is the last opportunity to own a storefront at GaragePoint, specifically the end-cap unit A1 in Building A. This building is the only one in the 89-unit project zoned for retail, restaurant, fitness, light fabrication, full-office, and showroom use, as well as personal use private garage. The end-unit positioning provides maximum frontage and signage visibility from S. Eldridge, along with natural drive-by exposure. The property features structural concrete and steel construction, 3,000-psi floors, an insulated overhead door, and approximately 20-ft clear ceilings engineered for mezzanine build-out. It also includes 3-phase 125-amp electrical, fire sprinklers, metered HVAC, and restroom rough-in. Approved 27 SF parapet signage is exclusive to Building A. The property has reserved storefront parking with business-hours priority, and is part of a gated 24-hour secured community with an owners' clubhouse and master-key access. The location is near Red Rocks, Bear Creek Lake, downtown Denver, and the foothills. The surrounding tenants include sports/retail, fitness, and restaurants. Home Depot is located directly next door. Built in 2024, the property is located at C-470 & W. Quincy.
Key Highlights
- Last retail storefront available in the entire GaragePoint project.
- End‑cap unit provides maximum frontage and signage visibility.
- Located next to Home Depot, guaranteeing high daily customer traffic.
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
$23,719
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
3.06%
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%
$474,380
$474.4K
Cap Rate 7%
$338,843
$338.8K
Cap Rate 9%
$263,544
$263.5K
Market Conditions
NOI Build-Up for 1,485 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
$35.8K $24.12/SF
− Vacancy
−$1.9K −$1.30/SF
EGI
$33.9K $22.82/SF
− OpEx
−$10.2K −$6.85/SF
NOI
$23.7K $15.97/SF
Area
Jefferson County, CO
Vacancy
5.40%
Lease Rate
$24.12 /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%
$474,380
Cap Rate 7%
$338,843
Cap Rate 9%
$263,544
Alternative Uses
Best Use
Retail
$338.8K
$296.5K – $395.3K
NOI $23,719 @ 7.0% cap · market cap 3.06%
Second Best
Flex RnD
$178.1K
$155.9K – $207.8K
NOI $12,468 @ 7.0% cap · market cap 1.61%
Theoretical Best
Multifamily LT 5
$3.30M
$2.89M – $3.86M
NOI $231,326 @ 7.0% cap · market cap 29.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
96
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 80465, CO
16,196
Population
6,505
Households
2.5
Avg Household Size
44
Median Age
53%
College-Educated
96%
High-School Grad
43.4 sq mi
ZIP Area
373
Density / Sq Mi
$130,455
Median Household Income
$60,798
Median Earnings
$2,270
Median Rent
$628,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Final retail storefront in a mixed-use project with high visibility.
Where is this storefront property located?
The property is located at 4285 S Eldridge Street #A01 Morrison, CO.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Last retail storefront available in the entire GaragePoint project.; End‑cap unit provides maximum frontage and signage visibility.; Located next to Home Depot, guaranteeing high daily customer traffic.
