Warehouse and Land Near
For Sale
Contact for pricing
7791 CO-78, Beulah, CO 81023
Warehouse, house, and land with highway access near Pueblo.
Property Size10,000 SF
Lot Size27.00 Acres
Price / SF$89.50
Days on Market1527
Property Features for 7791 CO-78
General Information
Standard status
Active
Size
10,000 SF
Lot size
27.00 Acres
Property subtype
Land
Listing Agency:
KW Commercial
Listed By:
Edite Lawrence · License #CO EA40037705
(303) 909-5742
Source:
Crexi
Added: Jul 22, 2022
Changed: Sep 21
Last Checked: Sep 24 at 9:39AM
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 KW Commercial
Investment Insights
Based on property information with market context.
This property features a 10,000 square foot warehouse and a freshly painted 3-bedroom house, suitable for rental or manager quarters. The property is currently zoned as agricultural, but commercial special use permits are obtainable with an application. Situated directly on the state highway, it offers convenient access to I-25 and is located 15 minutes from Pueblo. The site includes 27 acres of land, suitable for agricultural or commercial uses with a special permit.
Key Highlights
- 10,000 sq ft warehouse and a 3‑bedroom house included.
- 27 acres of land with agricultural zoning.
- Highway frontage location, just 15 minutes from Pueblo.
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
$57,622
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
6.44%
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%
$1,152,440
$1.2M
Cap Rate 7%
$823,171
$823.2K
Cap Rate 9%
$640,244
$640.2K
Market Conditions
NOI Build-Up for 10,000 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
$69.6K $6.96/SF
− Vacancy
−$1.8K −$0.18/SF
EGI
$67.8K $6.78/SF
− OpEx
−$10.2K −$1.02/SF
NOI
$57.6K $5.76/SF
Area
Pueblo County, CO
Vacancy
2.60%
Lease Rate
$6.96 /SF/Yr
Expense Ratio
15.00%
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%
$1,152,440
Cap Rate 7%
$823,171
Cap Rate 9%
$640,244
Alternative Uses
Best Use
Warehouse
$823.2K
$720.3K – $960.4K
NOI $57,622 @ 7.0% cap · market cap 6.44%
Second Best
Industrial
$677.9K
$593.2K – $790.9K
NOI $47,453 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$2.08M
$1.82M – $2.43M
NOI $145,866 @ 7.0% cap · market cap 16.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 81023, CO
1,339
Population
995
Households
1.3
Avg Household Size
56
Median Age
41%
College-Educated
99%
High-School Grad
154.1 sq mi
ZIP Area
9
Density / Sq Mi
$54,058
Median Household Income
$38,906
Median Earnings
$1,338
Median Rent
$352,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Agricultural land / Farmland - Warehouse, house, and land with highway access near Pueblo.
Where is this agricultural land / farmland located?
The property is located at 7791 CO-78 Beulah, CO.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 10,000 sq ft warehouse and a 3‑bedroom house included.; 27 acres of land with agricultural zoning.; Highway frontage location, just 15 minutes from Pueblo.
