Four-Suite Mixed-Use
New
For Sale
$4,000,000
525 McGregor Drive, Gypsum, CO 81637
Corner-lot commercial property near Costco and Eagle Valley Regional Airport.
Property Size12,278 SF
Price / SF$325.79
Days on Market4
Property Features for 525 McGregor Drive
General Information
Standard status
Active
Size
12,278 SF
Property subtype
Commercial
Additional Details
Cap Rate
3%
Corner Location
Yes
Taxes and HOA fees
Annual Taxes
$36,716
Amenities
Parking Lot
Radiant Floor Heating
Building Details
Year Built
2003
Buildings
1
Tenancy
Multi
Listing Agency:
CENTURY 21 TOP DOG PROPERTIES
(970) 331-1333
Listed By:
EMANUEL PILAS
Source:
Corcoran
Added: Sep 16
Changed: Sep 18
Last Checked: Sep 19 at 10:17AM
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 CENTURY 21 TOP DOG PROPERTIES
Investment Insights
Based on property information with market context.
Built in 2003, this mixed-use commercial building contains four separate units identified as A through D. Unit A combines a 3490-square-foot furniture retail area with a 1710-square-foot loft. Unit B offers 980 square feet and is currently leased for use as a med spa. Unit C spans 3000 square feet as a carniceria and restaurant, while Unit D provides 5700 square feet for Nueva Vida church operations.
The property is positioned on a corner lot at 525 McGregor Drive in Gypsum, near Costco and Eagle Valley Regional Airport. The existing four-unit configuration supports a mix of retail, service, restaurant, and institutional occupancy. The stated cap rate is 3%.
The property is positioned on a corner lot at 525 McGregor Drive in Gypsum, near Costco and Eagle Valley Regional Airport. The existing four-unit configuration supports a mix of retail, service, restaurant, and institutional occupancy. The stated cap rate is 3%.
Key Highlights
- Four commercial units identified as A through D
- Unit A includes a 3490‑square‑foot furniture retail area and 1710‑square‑foot loft
- Unit B contains 980 square feet and is currently leased as a med spa
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
$184,370
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
4.61%
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%
$3,687,400
$3.7M
Cap Rate 7%
$2,633,857
$2.6M
Cap Rate 9%
$2,048,556
$2.0M
Market Conditions
NOI Build-Up for 12,278 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
$259.3K $21.12/SF
− Vacancy
−$13.5K −$1.10/SF
EGI
$245.8K $20.02/SF
− OpEx
−$61.5K −$5.01/SF
NOI
$184.4K $15.02/SF
Area
Eagle County, CO
Vacancy
5.20%
Lease Rate
$21.12 /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%
$3,687,400
Cap Rate 7%
$2,633,857
Cap Rate 9%
$2,048,556
Alternative Uses
Best Use
Specialty Retail
$2.63M
$2.30M – $3.07M
NOI $184,370 @ 7.0% cap · market cap 4.61%
Second Best
Retail
$2.46M
$2.15M – $2.87M
NOI $172,079 @ 7.0% cap · market cap 4.30%
Theoretical Best
Office A
$3.37M
$2.95M – $3.93M
NOI $235,738 @ 7.0% cap · market cap 5.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
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Business Placement
Demographics for 81637, CO
9,845
Population
3,291
Households
3
Avg Household Size
34
Median Age
31%
College-Educated
84%
High-School Grad
787.3 sq mi
ZIP Area
13
Density / Sq Mi
$108,556
Median Household Income
$47,262
Median Earnings
$2,162
Median Rent
$549,800
Median Home Value
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner-lot commercial property near Costco and Eagle Valley Regional Airport.
Where is this mixed-use property located?
The property is located at 525 McGregor Drive Gypsum, CO.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Four commercial units identified as A through D; Unit A includes a 3490‑square‑foot furniture retail area and 1710‑square‑foot loft; Unit B contains 980 square feet and is currently leased as a med spa
