Historic Downtown Mixed-Use
For Sale
$1,500,000
813 8th St, Greeley, CO 80631
Two-story historic building with existing brewery infrastructure, storefront visibility, and flexible studio/office space.
Property Size10,750 SF
Price / SF$139.53
Days on Market128
Property Features for 813 8th St
General Information
Standard status
Active
Size
10,750 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$24,355
Amenities
Central Air
3
Commercial
5750
Building Details
Year Built
1890
Listing Agency:
CBRE Inc
Listed By:
Jon Rue · License #FA100004546
(970) 372-3007
Source:
Xome
Added: May 1
Changed: Sep 1
Last Checked: Sep 5 at 5:57AM
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.
Historic downtown mixed-use building built in 1890, offered for sale and/or lease at 813 8th St in Greeley, CO. The two-story property totals approximately 10,750 SF and is well preserved with multiple tenant build-outs, including a brewery/dance/fitness studio configuration. Ground-floor improvements include brewery infrastructure with bar seating and a dining area, along with covered patio frontage, supporting adaptive reuse or retenanting. The remainder of the building is configured with studio, office, and support spaces that can be reconfigured for a range of commercial uses, and there is additional basement space that can serve storage or back-of-house functions.
The building is positioned in a highly trafficked area with strong visibility and consistent pedestrian activity generated by nearby residents, businesses, and local amenities. It sits within an Opportunity Zone and is located in the City of Greeley Commercial High Intensity zoning district.
An end-cap taproom or restaurant opportunity is also available for lease, described as a 2,800 SF space with existing bar/dining area and the ability to add a kitchen, plus covered patio seating and a large basement suitable for storage or back-of-house use.
The building is positioned in a highly trafficked area with strong visibility and consistent pedestrian activity generated by nearby residents, businesses, and local amenities. It sits within an Opportunity Zone and is located in the City of Greeley Commercial High Intensity zoning district.
An end-cap taproom or restaurant opportunity is also available for lease, described as a 2,800 SF space with existing bar/dining area and the ability to add a kitchen, plus covered patio seating and a large basement suitable for storage or back-of-house use.
Key Highlights
- Built in 1890, this two‑story downtown mixed‑use building totals approx. 10,750 SF.
- Opportunity Zone property in the City of Greeley’s Commercial High Intensity zoning district.
- Ground floor includes existing brewery infrastructure with bar seating/dining area and a covered patio frontage on 8th St.
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
$130,177
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
8.68%
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%
$2,603,540
$2.6M
Cap Rate 7%
$1,859,671
$1.9M
Cap Rate 9%
$1,446,411
$1.4M
Market Conditions
NOI Build-Up for 10,750 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
$193.5K $18.00/SF
− Vacancy
−$19.9K −$1.85/SF
EGI
$173.6K $16.15/SF
− OpEx
−$43.4K −$4.04/SF
NOI
$130.2K $12.11/SF
Area
Greeley, CO
Vacancy
10.30%
Lease Rate
$18.00 /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%
$2,603,540
Cap Rate 7%
$1,859,671
Cap Rate 9%
$1,446,411
Alternative Uses
Best Use
Specialty Retail
$1.86M
$1.63M – $2.17M
NOI $130,177 @ 7.0% cap · market cap 8.68%
Second Best
Industrial
$1.37M
$1.20M – $1.60M
NOI $95,849 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office B
$1.96M
$1.71M – $2.29M
NOI $137,143 @ 7.0% cap · market cap 9.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,455
Businesses Nearby
Explore this area
Business Placement
Demographics for 80631, CO
52,336
Population
18,871
Households
2.8
Avg Household Size
29
Median Age
18%
College-Educated
73%
High-School Grad
103.6 sq mi
ZIP Area
505
Density / Sq Mi
$52,470
Median Household Income
$33,062
Median Earnings
$1,209
Median Rent
$300,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story historic building with existing brewery infrastructure, storefront visibility, and flexible studio/office space.
Where is this mixed-use property located?
The property is located at 813 8th St Greeley, CO.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Built in 1890, this two‑story downtown mixed‑use building totals approx. 10,750 SF.; Opportunity Zone property in the City of Greeley’s Commercial High Intensity zoning district.; Ground floor includes existing brewery infrastructure with bar seating/dining area and a covered patio frontage on 8th St.
