Historic Colorado Springs Mixed-Use
For Sale
Contact for pricing
815 S 25th St, Colorado Springs, CO 80904
Versatile property with high ceilings, ample parking, and fenced lot.
Property Size12,000 SF
Price / SF$137.50
Days on Market178
Property Features for 815 S 25th St
General Information
Standard status
Active
Size
12,000 SF
Class
C
Property subtype
Office, Mixed Use
Zoning
OR
Investment Type
Owner/User
Building Details
Year Built
1902
Year Renovated
2019
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
BellStreet
(303) 731-5800
Listed By:
Sam Knox · License #100109562
Source:
Crexi
Added: Feb 26
Changed: Aug 8
Last Checked: Aug 8 at 6:43AM
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 BellStreet
Investment Insights
Based on property information with market context.
Built in 1902, the property at 815 S 25th Street is located in Colorado Springs. The property offers potential in a desirable location. It features high ceilings, ample parking, and a fully fenced lot. This property of 12,000 square feet provides an ideal setting for a distinctive office or mixed-use environment. Zoned Residential Office (RO), the building offers flexibility for a variety of professional or residential applications, making it attractive to both investors and owner-users. This historic property presents an opportunity to create a signature space that reflects the unique character of Colorado Springs while meeting modern business needs.
Key Highlights
- Highly desirable Colorado Springs location
- Zoned Residential Office (RO) offering flexibility for professional or residential applications
- Ample parking
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
$118,125
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
7.16%
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%
$2,362,500
$2.4M
Cap Rate 7%
$1,687,500
$1.7M
Cap Rate 9%
$1,312,500
$1.3M
Market Conditions
NOI Build-Up for 12,000 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
$180.0K $15.00/SF
− Vacancy
−$22.5K −$1.88/SF
EGI
$157.5K $13.13/SF
− OpEx
−$39.4K −$3.28/SF
NOI
$118.1K $9.84/SF
Area
Colorado Springs, CO
Vacancy
12.50%
Lease Rate
$15.00 /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%
$2,362,500
Cap Rate 7%
$1,687,500
Cap Rate 9%
$1,312,500
Alternative Uses
Best Use
Office B
$1.69M
$1.48M – $1.97M
NOI $118,125 @ 7.0% cap · market cap 7.16%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.37M
$2.07M – $2.76M
NOI $165,888 @ 7.0% cap · market cap 10.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
958
Businesses Nearby
Explore this area
Business Placement
Demographics for 80904, CO
20,986
Population
11,578
Households
1.8
Avg Household Size
47
Median Age
45%
College-Educated
96%
High-School Grad
11.2 sq mi
ZIP Area
1,874
Density / Sq Mi
$69,566
Median Household Income
$44,494
Median Earnings
$1,417
Median Rent
$413,400
Median Home Value
Market
Vacancy Rate% for Office in Colorado Springs, CO
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Versatile property with high ceilings, ample parking, and fenced lot.
Where is this office building located?
The property is located at 815 S 25th St Colorado Springs, CO.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Highly desirable Colorado Springs location; Zoned Residential Office (RO) offering flexibility for professional or residential applications; Ample parking
