Historic Inn Ideal for
For Sale
$2,485,000
8136 S Brook Forest Rd, Evergreen, CO 80439
Historic inn suitable for various uses near Downtown Evergreen.
Property Size15,907 SF
Price / SF$156.22
Days on Market207
Property Features for 8136 S Brook Forest Rd
General Information
Standard status
Active
Size
15,907 SF
Property subtype
Hospitality
Building Details
Year Built
1909
Listing Agency:
Unique Properties, Inc
(303) 521-3648
Listed By:
Greg Knott · License #FA.001312096
(303) 521-3648
Source:
Tcnworldwide
Added: Jan 27
Changed: Jul 6
Last Checked: Aug 22 at 5:09AM
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 Unique Properties, Inc
Investment Insights
Based on property information with market context.
The Historic Brook Forest Inn, listed on the National Register of Historic Places, presents a rare opportunity for various uses, including a country inn, event/wedding venue, corporate or religious retreat, school, group home, recovery center, or multi-family residence. The 15,907 square foot property features a commercial kitchen equipped with a grease trap, stove, hood/vent, and coolers, along with large dining areas, a full-service bar, and a banquet room. It offers 16 uniquely decorated guest rooms, each featuring a Jacuzzi or clawfoot tub, balcony, and mountain views. The property includes outdoor gardens with a brook, abundant private parking, fire sprinklers, and updated HVAC, plumbing, boiler, and electrical systems. Constructed with rare Colorado Rose Quartz Stone, the inn benefits from permissive zoning that allows for both residential and commercial uses, including counseling and recovery centers. The property is located just outside Downtown Evergreen and 30 minutes from Denver, and it includes an in-house wastewater treatment plant, city water, and all utilities.
Key Highlights
- Historic Inn listed on the National Register of Historic Places offering 16 uniquely decorated guest rooms, each featuring a Jacuzzi or clawfoot tub, balcony, and mountain views.
- Permissive zoning allows for a wide range of residential and commercial uses, including potential for use as a country inn, event venue, retreat center, or recovery center.
- Equipped with a full commercial kitchen, large dining areas, and a full‑service bar, making it ready for immediate operation as a hospitality venue.
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
$214,110
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
8.62%
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%
$4,282,200
$4.3M
Cap Rate 7%
$3,058,714
$3.1M
Cap Rate 9%
$2,379,000
$2.4M
Market Conditions
NOI Build-Up for 15,907 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
$402.8K $25.32/SF
− Vacancy
−$45.9K −$2.89/SF
EGI
$356.9K $22.43/SF
− OpEx
−$142.7K −$8.97/SF
NOI
$214.1K $13.46/SF
Area
Jefferson County, CO
Vacancy
11.40%
Lease Rate
$25.32 /SF/Yr
Expense Ratio
40.00%
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%
$4,282,200
Cap Rate 7%
$3,058,714
Cap Rate 9%
$2,379,000
Alternative Uses
Best Use
Healthcare Medical
$3.06M
$2.68M – $3.57M
NOI $214,110 @ 7.0% cap · market cap 8.62%
Second Best
Hotel Hospitality
$1.77M
$1.55M – $2.06M
NOI $123,714 @ 7.0% cap · market cap 4.98%
Theoretical Best
Multifamily LT 5
$35.40M
$30.97M – $41.30M
NOI $2,477,918 @ 7.0% cap · market cap 99.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 80439, CO
24,711
Population
11,137
Households
2.2
Avg Household Size
49
Median Age
71%
College-Educated
98%
High-School Grad
168.8 sq mi
ZIP Area
146
Density / Sq Mi
$152,156
Median Household Income
$67,162
Median Earnings
$1,870
Median Rent
$838,000
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Elk Run Bed & Breakfast — 1307 Witter Gulch Rd, Evergreen, CO 80439
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic inn suitable for various uses near Downtown Evergreen.
Where is this bed & breakfast located?
The property is located at 8136 S Brook Forest Rd Evergreen, CO.
What is the asking price?
The asking price for this property is $2,485,000.
What are key features of this property?
This property features: Historic Inn listed on the National Register of Historic Places offering 16 uniquely decorated guest rooms, each featuring a Jacuzzi or clawfoot tub, balcony, and mountain views.; Permissive zoning allows for a wide range of residential and commercial uses, including potential for use as a country inn, event venue, retreat center, or recovery center.; Equipped with a full commercial kitchen, large dining areas, and a full‑service bar, making it ready for immediate operation as a hospitality venue.
