Aurora Retail Opportunity For
For Sale
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482 & 490 S Chambers Rd, Aurora, CO 80017
Well-located commercial space in Aurora's retail corridor.
Property Size16,438 SF
Price / SF$310.26
Days on Market165
Property Features for 482 & 490 S Chambers Rd
General Information
Standard status
Active
Size
16,438 SF
Property subtype
Retail
Occupancy
100%
Lease Type
Absolute Net
Net Operating Income
$385,968
Building Details
Tenancy
Single
Listing Agency:
Panorama Commercial Group
(303) 420-5352
Listed By:
Mark Pyms · License #CO er314551
Source:
Crexi
Added: Mar 13
Changed: Aug 11
Last Checked: Aug 24 at 11:42AM
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
Investment Insights
Based on property information with market context.
The property at 490 S. Chambers Road is a commercial opportunity in Aurora, situated along a retail and service corridor. The street-level portion of City Center Marketplace has been recently condiminimized. The location benefits from visibility and access, with connectivity to thoroughfares serving the Denver metropolitan area. Located near the intersection of South Chambers Road and East Alameda Avenue, the site is surrounded by residential neighborhoods, retailers, and service-oriented businesses. This location drives daily activity and exposure for tenants and visitors. Parking is shared with City Center Marketplace. The property size is 16,438 square feet.
Key Highlights
- High‑traffic location in the heart of Aurora.
- Excellent visibility and convenient access.
- Direct connectivity to major thoroughfares serving the Denver metro area.
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
$208,465
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
4.09%
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%
$4,169,300
$4.2M
Cap Rate 7%
$2,978,071
$3.0M
Cap Rate 9%
$2,316,278
$2.3M
Market Conditions
NOI Build-Up for 16,438 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
$325.5K $19.80/SF
− Vacancy
−$27.7K −$1.68/SF
EGI
$297.8K $18.12/SF
− OpEx
−$89.3K −$5.44/SF
NOI
$208.5K $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%
$4,169,300
Cap Rate 7%
$2,978,071
Cap Rate 9%
$2,316,278
Alternative Uses
Best Use
Retail
$2.98M
$2.61M – $3.47M
NOI $208,465 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.59M
$4.02M – $5.36M
NOI $321,527 @ 7.0% cap · market cap 6.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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?
Retail space - Well-located commercial space in Aurora's retail corridor.
Where is this retail space located?
The property is located at 482 & 490 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: High‑traffic location in the heart of Aurora.; Excellent visibility and convenient access.; Direct connectivity to major thoroughfares serving the Denver metro area.
