Hard-Corner Retail
For Sale
Contact for pricing
560 Pearl St, Denver, CO 80203
Ground-floor retail building with seven off-street parking spaces and an additional basement for storage or operations.
Property Size9,147 SF
Price / SF$213.18
Days on Market78
Property Features for 560 Pearl St
General Information
Standard status
Active
Size
9,147 SF
Total Parking Spaces
7
Property subtype
RETAIL
Listing Agency:
Shames Makovsky
(303) 534-5005
Listed By:
Solomon Stark
(303) 888-0002
Source:
Moodyscre
Added: Jun 22
Changed: Sep 6
Last Checked: Sep 6 at 5:28PM
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 Shames Makovsky
Investment Insights
Based on property information with market context.
This hard-corner retail ownership opportunity includes 9,147 SF of ground floor retail space plus an additional 4,380 SF basement area not included in the quoted square footage. The property also features seven (7) off-street parking spaces, supporting convenient customer access and practical operational storage.
Located on the hard corner of 6th Avenue & Pearl Street in the Capitol Hill area, the building sits along a highly trafficked corridor.
The available configuration provides a dedicated retail presence at street level, complemented by basement space for flexible back-of-house use.
Located on the hard corner of 6th Avenue & Pearl Street in the Capitol Hill area, the building sits along a highly trafficked corridor.
The available configuration provides a dedicated retail presence at street level, complemented by basement space for flexible back-of-house use.
Key Highlights
- 9,147 SF ground‑floor retail space
- Hard corner location on 6th Avenue & Pearl Street in the Capitol Hill area
- Seven (7) off‑street parking spaces
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
$125,212
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
6.42%
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%
$2,504,240
$2.5M
Cap Rate 7%
$1,788,743
$1.8M
Cap Rate 9%
$1,391,244
$1.4M
Market Conditions
NOI Build-Up for 9,147 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
$187.7K $20.52/SF
− Vacancy
−$8.8K −$0.96/SF
EGI
$178.9K $19.56/SF
− OpEx
−$53.7K −$5.87/SF
NOI
$125.2K $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 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%
$2,504,240
Cap Rate 7%
$1,788,743
Cap Rate 9%
$1,391,244
Alternative Uses
Best Use
Retail
$1.79M
$1.57M – $2.09M
NOI $125,212 @ 7.0% cap · market cap 6.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.91M
$2.55M – $3.40M
NOI $203,827 @ 7.0% cap · market cap 10.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,546
Businesses Nearby
177k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 64%
Dining 20%
Shops & Services 13%
Home Improvements & Furnishings 2%
King Soopers
Groceries
48,038 visits/mo
0.4 miles
Trader Joe's
Groceries
36,155 visits/mo
0.2 miles
Safeway
Groceries
29,243 visits/mo
0.3 miles
Wendy's
Dining
16,634 visits/mo
0.3 miles
Conoco
Shops & Services
11,222 visits/mo
0.4 miles
Demographics for 80203, CO
22,883
Population
16,887
Households
1.4
Avg Household Size
33
Median Age
69%
College-Educated
97%
High-School Grad
1.1 sq mi
ZIP Area
20,803
Density / Sq Mi
$74,654
Median Household Income
$59,229
Median Earnings
$1,569
Median Rent
$462,500
Median Home Value
Market
Vacancy Rate% for Retail in Denver, CO
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Ground-floor retail building with seven off-street parking spaces and an additional basement for storage or operations.
Where is this retail space located?
The property is located at 560 Pearl St Denver, CO.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 9,147 SF ground‑floor retail space; Hard corner location on 6th Avenue & Pearl Street in the Capitol Hill area; Seven (7) off‑street parking spaces
