Historic Two-Story Mixed-Use
For Sale
Contact for pricing
813 8th St, Greeley, CO 80631
The layout accommodates retail, food and beverage, studio, showroom, and professional office uses.
Property Size10,750 SF
Price / SF$139.53
Days on Market11
Property Features for 813 8th St
General Information
Standard status
Active
Size
10,750 SF
Property subtype
RETAIL
Zoning
C H
Additional Details
Opportunity Zone
Yes
Building Details
Year Built
1890
Buildings
1
Stories
2
Listing Agency:
CBRE - Fort Collins
(970) 219-7376
Listed By:
Melissa Moran
(970) 219-7376
Source:
Moodyscre
Added: Aug 7
Changed: Aug 10
Last Checked: Aug 10 at 6:37AM
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 - Fort Collins
Investment Insights
Based on property information with market context.
Built in 1890, this historic mixed-use building combines two above-grade levels with an additional basement area. Each main floor contains 5,375 square feet, creating 10,750 square feet across the first and second floors, while the basement adds approximately 1,500 square feet. The configuration is suited to retail, food and beverage concepts, breweries or taprooms, fitness and studio space, showrooms, and professional office suites.
The property is located at 813 8th St in Downtown Greeley, within the City of Greeley’s Commercial High Intensity (C H) zoning district and an Opportunity Zone. Its setting includes nearby residents, businesses, and local amenities, with pedestrian activity in the surrounding area. The multi-level design can accommodate an owner-operated business alongside separately leased space, as supported by the existing mixed-use configuration.
The property is located at 813 8th St in Downtown Greeley, within the City of Greeley’s Commercial High Intensity (C H) zoning district and an Opportunity Zone. Its setting includes nearby residents, businesses, and local amenities, with pedestrian activity in the surrounding area. The multi-level design can accommodate an owner-operated business alongside separately leased space, as supported by the existing mixed-use configuration.
Key Highlights
- 10,750 SF across the ground and second floors
- 5,375 SF on each of two above‑grade floors
- Basement adds approximately + 1,500 SF
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
$137,143
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
9.14%
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%
$2,742,860
$2.7M
Cap Rate 7%
$1,959,186
$2.0M
Cap Rate 9%
$1,523,811
$1.5M
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
−$10.6K −$0.99/SF
EGI
$182.9K $17.01/SF
− OpEx
−$45.7K −$4.25/SF
NOI
$137.1K $12.76/SF
Area
Greeley, CO
Vacancy
5.50%
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%
$2,742,860
Cap Rate 7%
$1,959,186
Cap Rate 9%
$1,523,811
Alternative Uses
Best Use
Office B
$1.96M
$1.71M – $2.29M
NOI $137,143 @ 7.0% cap · market cap 9.14%
Second Best
Retail
$1.74M
$1.52M – $2.02M
NOI $121,499 @ 7.0% cap · market cap 8.10%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,414
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The layout accommodates retail, food and beverage, studio, showroom, and professional office uses.
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: 10,750 SF across the ground and second floors; 5,375 SF on each of two above‑grade floors; Basement adds approximately + 1,500 SF
