Downtown Littleton Redevelopment
For Sale
$5,250,000
Pending
5500 S Sycamore Street, Littleton, CO 80120
Rare 10.94-acre site with two buildings near Main Street.
Property Size26,932 SF
Lot Size0.94 Acres
Days on Market317
Property Features for 5500 S Sycamore Street
General Information
Standard status
Pending
Size
26,932 SF
Lot size
0.94 Acres
Property subtype
Commercial/Industrial
Building Details
Year Built
1980
Listing Agency:
CBRE, Inc.
(970) 270-3752
Listed By:
Colton Reimer · License #100090094
(970) 270-3752
Source:
Exitrealty
Added: Oct 11, 2025
Changed: Aug 23
Last Checked: Aug 22 at 8:33AM
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 CBRE, Inc.
Investment Insights
Based on property information with market context.
This property presents a redevelopment opportunity in Downtown Littleton, encompassing multiple parcels totaling approximately 10.94 acres. The site includes two buildings with a combined area of approximately 26,932 square feet and ample parking. The location is just two blocks from Main Street, providing access to retail, dining, and cultural amenities, as well as proximity to light rail. Both buildings are well-maintained and currently configured for behavioral health and medical use, making them suitable for owner-users seeking a turnkey solution. A short-term leaseback option is available, offering flexibility and potential income during transition. The additional parcel allows for future adaptability for site planning or expansion.
Key Highlights
- Prime Downtown Littleton location, just two blocks from Main Street, with access to retail, dining, and cultural amenities.
- Large ±0.94 acre site with two well‑maintained buildings totaling ±26,932 SF and ample parking.
- Ideal for owner‑users seeking a turnkey solution, currently configured for behavioral health and medical use.
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
$469,319
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
8.94%
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%
$9,386,380
$9.4M
Cap Rate 7%
$6,704,557
$6.7M
Cap Rate 9%
$5,214,656
$5.2M
Market Conditions
NOI Build-Up for 26,932 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
$753.0K $27.96/SF
− Vacancy
−$127.3K −$4.73/SF
EGI
$625.8K $23.23/SF
− OpEx
−$156.4K −$5.81/SF
NOI
$469.3K $17.43/SF
Area
Douglas County, CO
Vacancy
16.90%
Lease Rate
$27.96 /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%
$9,386,380
Cap Rate 7%
$6,704,557
Cap Rate 9%
$5,214,656
Alternative Uses
Best Use
Office B
$6.70M
$5.87M – $7.82M
NOI $469,319 @ 7.0% cap · market cap 8.94%
Second Best
Healthcare Medical
$5.52M
$4.83M – $6.44M
NOI $386,514 @ 7.0% cap · market cap 7.36%
Theoretical Best
Office A
$9.25M
$8.09M – $10.79M
NOI $647,544 @ 7.0% cap · market cap 12.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,155
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 80120, CO
29,445
Population
14,252
Households
2.1
Avg Household Size
42
Median Age
52%
College-Educated
96%
High-School Grad
8.4 sq mi
ZIP Area
3,505
Density / Sq Mi
$91,162
Median Household Income
$52,849
Median Earnings
$1,607
Median Rent
$596,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Woodlawn Veterinary Hospital — 1500 W Littleton Blvd # 116, Littleton, CO 80120
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- Macmillan Randa DVM — 2640 W Belleview Ave # 200, Littleton, CO 80123
- Mobile Vet Fort Lee — 2610 W Belleview Ave, Littleton, CO 80123
- Kleczewski Joan DVM — Columbine Square Shopping Center, 5151 S Federal Blvd # H6, Littleton, CO 80123
Frequently Asked Questions
What type of property is this?
Medical Office Space - Rare 10.94-acre site with two buildings near Main Street.
Where is this medical office space located?
The property is located at 5500 S Sycamore Street Littleton, CO.
What is the asking price?
The asking price for this property is $5,250,000.
What are key features of this property?
This property features: Prime Downtown Littleton location, just two blocks from Main Street, with access to retail, dining, and cultural amenities.; Large ±0.94 acre site with two well‑maintained buildings totaling ±26,932 SF and ample parking.; Ideal for owner‑users seeking a turnkey solution, currently configured for behavioral health and medical use.
