Mixed-Use Restaurant
For Sale
$1,600,000
819 9th St, Greeley, CO 80631
Commercial Sale, Greeley, CO
Property Size7,150 SF
Lot Size0.07 Acres
Price / SF$223.78
Days on Market157
Property Features for 819 9th St
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial
Rooms
Basement
Fencing
Fenced
Basement
Full
Appliances
Fire Alarm
Subdivision
Greeley City
Lot features
Level, Paved, Curbs, Gutters, Sidewalks, Street Light
Elementary school
Maplewood
High school
Northridge
Elementary school district
Greeley 6
Middle school district
Greeley 6
High school district
Greeley 6
Standard status
Active
APN
R2815086
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1898
Building materials
Frame, Brick, Painted/Stained
Roof type
Rubber
Listing Agency:
RE/MAX Alliance-Greeley · RE/MAX International
(970) 330-5000
Listed By:
Chad Nixon · License #FA100047347
(970) 776-0658
Added: Apr 23
Changed: Aug 19
Last Checked: Sep 26 at 5:06PM
MLS# 1057365
Copyright © 2026 IRES MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use commercial property includes a 2,675-square-foot restaurant area on the main level, with a 2,875-square-foot basement configured for kitchen and storage functions. The upper floor contains a two-bedroom apartment with an office, living room, kitchen, and bathroom. Building features include central air, forced-air heating, a rubber roof, fire alarm, fencing, public sewer, and natural gas availability. Constructed in 1898, the property is zoned Commercial.
The building is located at 819 9th St in Greeley’s Downtown Development Authority area and Historic District. The nearby Greeley Civic Campus and Weld County Judicial Center are identified as sources of nearby growth and foot traffic. Potential project-related programs referenced for the district include facade and building improvement grants, along with possible Tax Increment Financing reimbursements for eligible projects.
The building is located at 819 9th St in Greeley’s Downtown Development Authority area and Historic District. The nearby Greeley Civic Campus and Weld County Judicial Center are identified as sources of nearby growth and foot traffic. Potential project-related programs referenced for the district include facade and building improvement grants, along with possible Tax Increment Financing reimbursements for eligible projects.
Key Highlights
- 2,675‑square‑foot main‑level restaurant space
- 2,875‑square‑foot basement used for kitchen and storage
- Upper‑level apartment with 2 bedrooms, office, living room, kitchen, and bathroom
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
$86,583
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
5.41%
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%
$1,731,660
$1.7M
Cap Rate 7%
$1,236,900
$1.2M
Cap Rate 9%
$962,033
$962.0K
Market Conditions
NOI Build-Up for 7,150 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
$128.7K $18.00/SF
− Vacancy
−$13.3K −$1.85/SF
EGI
$115.4K $16.15/SF
− OpEx
−$28.9K −$4.04/SF
NOI
$86.6K $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%
$1,731,660
Cap Rate 7%
$1,236,900
Cap Rate 9%
$962,033
Alternative Uses
Best Use
Specialty Retail
$1.24M
$1.08M – $1.44M
NOI $86,583 @ 7.0% cap · market cap 5.41%
Second Best
Mixed Use
$106.2K
$92.9K – $123.9K
NOI $7,435 @ 7.0% cap · market cap 0.46%
Theoretical Best
Office B
$1.30M
$1.14M – $1.52M
NOI $91,216 @ 7.0% cap · market cap 5.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,455
Businesses Nearby
57k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 62%
Shops & Services 19%
Hotels & Casinos 18%
Electronics 2%
Dutch Bros. Coffee
Dining
17,053 visits/mo
0.5 miles
Carl's Jr.
Dining
10,713 visits/mo
0.3 miles
Family Dollar
Shops & Services
9,179 visits/mo
0.3 miles
DoubleTree by Hilton
Hotels & Casinos
8,810 visits/mo
0.1 miles
Santiago's
Dining
7,433 visits/mo
0.2 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial property combines restaurant operations, support space, and an upper-level apartment in downtown Greeley.
Where is this mixed-use property located?
The property is located at 819 9th St Greeley, CO.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 2,675‑square‑foot main‑level restaurant space; 2,875‑square‑foot basement used for kitchen and storage; Upper‑level apartment with 2 bedrooms, office, living room, kitchen, and bathroom
