End-Unit Live-Work Loft
For Sale
Contact for pricing
800 W 8th Ave #204, Denver, CO 80204
End-unit loft with two finished levels above an oversized, heated garage/workshop and four dedicated parking spaces
Property Size2,514 SF
Price / SF$317.82
Days on Market14
Property Features for 800 W 8th Ave #204
General Information
Standard status
Active
Size
2,514 SF
Total Parking Spaces
4
Property subtype
Office, Special Purpose
Zoning
C-MS-5
Additional Details
Floor
2
Public Transit
Yes
Building Details
Year Built
1925
Buildings
1
Construction
brick, frame, structural steel
Listing Agency:
MODUS Real Estate
(303) 910-7015
Listed By:
Charles Moore · License #CO FA.100050805
Source:
Crexi
Added: Jul 25
Changed: Jul 29
Last Checked: Aug 5 at 9:09AM
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 MODUS Real Estate
Investment Insights
Based on property information with market context.
800 W 8th Ave #204 is an end-unit live-work loft in a 1925 building constructed with brick, frame, and structural steel. The space features two finished levels above an oversized, heated ground-floor garage and workshop, supported by four dedicated parking spaces. The layout is open, with an “honest” finished look and “fixer” condition, giving the next owner a working canvas while keeping the building’s core character.
The property is zoned C-MS-5, which allows flexibility for continued office use, a high-end live-work concept, or a residential conversion subject to approvals. Lincoln Park is one of Denver’s oldest neighborhoods, located just southwest of the downtown core, and the Art District on Santa Fe is a few blocks east.
With the building’s big windows and established structure, this is a space designed for an owner-operator who wants to shape the interior around a live-work or mixed-use plan within the allowable zoning framework.
The property is zoned C-MS-5, which allows flexibility for continued office use, a high-end live-work concept, or a residential conversion subject to approvals. Lincoln Park is one of Denver’s oldest neighborhoods, located just southwest of the downtown core, and the Art District on Santa Fe is a few blocks east.
With the building’s big windows and established structure, this is a space designed for an owner-operator who wants to shape the interior around a live-work or mixed-use plan within the allowable zoning framework.
Key Highlights
- End‑unit live‑work loft in a 1925 brick, frame and structural steel building
- Two finished levels above an oversized, heated ground‑floor garage and workshop
- Four dedicated 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
$36,835
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%
$736,700
$736.7K
Cap Rate 7%
$526,214
$526.2K
Cap Rate 9%
$409,278
$409.3K
Market Conditions
NOI Build-Up for 2,514 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
$66.4K $26.40/SF
− Vacancy
−$17.3K −$6.86/SF
EGI
$49.1K $19.54/SF
− OpEx
−$12.3K −$4.88/SF
NOI
$36.8K $14.65/SF
Area
Denver, CO
Vacancy
26.00%
Lease Rate
$26.40 /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%
$736,700
Cap Rate 7%
$526,214
Cap Rate 9%
$409,278
Alternative Uses
Best Use
Office B
$526.2K
$460.4K – $613.9K
NOI $36,835 @ 7.0% cap · market cap 4.61%
Second Best
Mixed Use
$505.9K
$442.6K – $590.2K
NOI $35,410 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$800.3K
$700.3K – $933.7K
NOI $56,021 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4,974
Businesses Nearby
Explore this area
Business Placement
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 Office in Denver, CO
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - End-unit loft with two finished levels above an oversized, heated garage/workshop and four dedicated parking spaces
Where is this live-work space located?
The property is located at 800 W 8th Ave #204 Denver, CO.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: End‑unit live‑work loft in a 1925 brick, frame and structural steel building; Two finished levels above an oversized, heated ground‑floor garage and workshop; Four dedicated parking spaces
