Mixed-Use Opportunity in Downtown
For Sale
$1,600,000
819 9th St, Greeley, CO 80631
SINGLE_FAMILY - Greeley, CO
Property Size7,150 SF
Lot Size0.07 Acres
Price / SF$223.78
Days on Market112
Property Features for 819 9th St
General Information
Property type
Residential
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
Size
7,150 SF
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: May 13
Last Checked: Aug 12 at 2:06PM
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 7,150 sq ft mixed-use property is located in downtown Greeley, within the Greeley DDA and Historic District. The property is positioned near the new Greeley Civic Campus and Weld County Judicial Center. It features a 2,675 sq ft main-level restaurant space, along with a 2,875 sq ft basement currently used for kitchen and storage, offering potential for expansion or redevelopment. The upper level includes an apartment with 2 bedrooms, office space, living room, kitchen, and bathroom. The apartment is suitable for owner-occupant use or rental income. The property is located on a 0.07-acre lot. The property offers access to incentives including Facade Improvement Grants, Building Improvement Grants, and potential Tax Increment Financing (TIF) reimbursements for eligible projects. This property presents an opportunity for investors, restaurateurs, or entrepreneurs looking to capitalize on location, incentives, and future upside.
Key Highlights
- Located in Greeley DDA and Historic District with access to valuable incentives.
- Mixed‑use property featuring a 2,675 sq ft restaurant space and a 2,875 sq ft basement for expansion.
- Spacious upper‑level apartment with 2 bedrooms, office, living room, kitchen, 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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,557
Businesses Nearby
23k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 55%
Dining 32%
Home Improvements & Furnishings 12%
Santiago's
Dining
7,433 visits/mo
0.5 miles
7-Eleven
Shops & Services
5,852 visits/mo
0.2 miles
Conoco
Shops & Services
4,002 visits/mo
0.2 miles
Stinker Station
Shops & Services
2,885 visits/mo
0.2 miles
Hykes Ace Hardware
Home Improvements & Furnishings
2,862 visits/mo
0.1 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
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property in Greeley's DDA and Historic District.
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: Located in Greeley DDA and Historic District with access to valuable incentives.; Mixed‑use property featuring a **2,675 sq ft restaurant space** and a **2,875 sq ft basement** for expansion.; Spacious upper‑level apartment with 2 bedrooms, office, living room, kitchen, bathroom.
