Listing Agency: BLVD Real Estate Group, LLC

Listed By: Sunitha Alli · License #100109094 Show Phone

Source: Compass

Added: Sep 29, 2025 Changed: Oct 14 Last Checked: Oct 16 at 10:33AM

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Investment Insights

Based on property information with market context.

This commercial land offering includes two contiguous parcels totaling 14,062 square feet, or approximately 0.32 acres, with a corner-lot configuration. The property is zoned C-MX-8, supporting development up to eight stories and potential mixed-use applications that include multifamily, medical office, hospitality, and institutional-support uses.

Located at 520 and 536 Cherokee Street, the site is directly adjacent to the Denver Health main campus and near the Lincoln/Golden Triangle area. The property also sits within the influence area of the proposed Burnham Yard redevelopment and Denver Broncos Stadium District. Walk Score is 93, and both parcels are within Denver 1 school districts.

Key Highlights

• Two contiguous C‑MX‑8 parcels totaling 14,062 square feet
• Approximately 0.32 acres with a corner‑lot configuration
• C‑MX‑8 zoning supports development up to 8 stories

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$192,493

Cap Rate

8.37%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$3,849,860 $3.8M

Cap Rate 7%

$2,749,900 $2.7M

Cap Rate 9%

$2,138,811 $2.1M

Is this asking price fair?

Market Conditions

NOI Build-Up for 14,062 SF

Gross rent

$288.6K $20.52/SF

− Vacancy

−$13.6K −$0.96/SF

EGI

$275.0K $19.56/SF

− OpEx

−$82.5K −$5.87/SF

NOI

$192.5K $13.69/SF

Area

Denver, CO

Vacancy

4.70%

Lease Rate

$20.52 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$3,849,860

Cap Rate 7%

$2,749,900

Cap Rate 9%

$2,138,811

Alternative Uses

Best Use

Retail

$2.75M

$2.41M – $3.21M (±1% cap)

NOI $192,493 @ 7.0% cap · market cap 8.37%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$4.48M

$3.92M – $5.22M (±1% cap)

NOI $313,351 @ 7.0% cap · market cap 13.62%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Current Use

Commercial land

Suggested Use

Top Pick Daycare Center (Bike/Boat/Book/etc) Store Mobile Phone Store Clothing & Fashion Store Nursing Home Arcade & Gaming Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

6,040

Businesses Nearby

130k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Dining 62% Shops & Services 30% Apparel 5% Hotels & Casinos 3%

Punch Bowl Social Dining

21,446 visits/mo 0.5 miles

Wendy's Dining

16,634 visits/mo 0.4 miles

Sinclair Shops & Services

10,475 visits/mo 0.4 miles

Santiago's Dining

10,185 visits/mo 0.4 miles

Dunkin' Donuts Dining

7,759 visits/mo 0.3 miles

Demographics for 80204, CO

35,269

Population

18,378

Households

1.9

Avg Household Size

33

Median Age

51%

College-Educated

89%

High-School Grad

5.5 sq mi

ZIP Area

6,413

Density / Sq Mi

$79,265

Median Household Income

$58,860

Median Earnings

$1,724

Median Rent

$579,900

Median Home Value

Market

Vacancy Rate% for Retail in Denver, CO

6.7% 2019

7.4% 2020

6.5% 2021

5.4% 2022

5.2% 2023

4.8% 2024

5.8% 2025

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Frequently Asked Questions

What type of property is this?

Commercial land - Two contiguous C-MX-8 parcels offer mixed-use redevelopment flexibility.

Where is this commercial land located?

The property is located at 536-520 Cherokee Street Denver, CO.

What is the asking price?

The asking price for this property is $2,300,000.

What are key features of this property?

This property features: Two contiguous C‑MX‑8 parcels totaling 14,062 square feet; Approximately 0.32 acres with a corner‑lot configuration; C‑MX‑8 zoning supports development up to 8 stories