Zoned Office and Residential
For Sale
Contact for pricing
815 S 25th St, Colorado Springs, CO 80904
Fenced lot with high ceilings, offering flexible zoning for office and residential uses.
Property Size12,000 SF
Price / SF$145.83
Days on Market115
Property Features for 815 S 25th St
General Information
Standard status
Active
Size
12,000 SF
Property subtype
OFFICE
Zoning
Residential & Office
Additional Details
Fenced Yard
Yes
Listing Agency:
BellStreet
(720) 404-3140
Listed By:
Tanner Clayton · License #FA100106895
Source:
Moodyscre
Added: May 1
Changed: Jul 10
Last Checked: Aug 22 at 1:47PM
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.
This property presents a commercial real estate opportunity with features intended to support multiple uses. It includes a fenced lot and high ceilings, offering practical interior volume for office-oriented layouts and potential residential conversion depending on approval and plan requirements.
The site is identified as zoned for Residential & Office. While specific development parameters and uses are not detailed in the available information, the zoning designation is a key factor for buyers assessing permitted directions for occupancy and future improvements.
For tenants, buyers, or investors seeking a site that can accommodate office functions with room to work within a high-ceiling environment, the existing site configuration may align with office development and operation considerations. For residential-minded planning, the stated Residential & Office zoning provides a starting point for evaluating feasibility of residential use. Prospective parties should confirm applicable zoning requirements, allowable uses, and any development standards with the local jurisdiction prior to proceeding.
The site is identified as zoned for Residential & Office. While specific development parameters and uses are not detailed in the available information, the zoning designation is a key factor for buyers assessing permitted directions for occupancy and future improvements.
For tenants, buyers, or investors seeking a site that can accommodate office functions with room to work within a high-ceiling environment, the existing site configuration may align with office development and operation considerations. For residential-minded planning, the stated Residential & Office zoning provides a starting point for evaluating feasibility of residential use. Prospective parties should confirm applicable zoning requirements, allowable uses, and any development standards with the local jurisdiction prior to proceeding.
Key Highlights
- Zoned for residential & office uses
- Fenced lot
- High ceilings
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
6.75%
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 6.75%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.37M
$2.07M – $2.76M
NOI $165,888 @ 7.0% cap · market cap 9.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
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 units - Fenced lot with high ceilings, offering flexible zoning for office and residential uses.
Where is this office units 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 $1,750,000.
What are key features of this property?
This property features: Zoned for residential & office uses; Fenced lot; High ceilings
