Fully Occupied Three-Tenant Strip
New
For Sale
$6,888,000
9078 Westview Rd Lone, Littleton, CO 80124
Established retail center with corporate leases, expense reimbursements, and an additional wireless communications facility.
Property Size13,825 SF
Days on Market2
Property Features for 9078 Westview Rd Lone
General Information
Standard status
Active
Size
13,825 SF
Property subtype
Retail
Occupancy
100%
Additional Details
Highway Access
Yes
Building Details
Building Size
13,825 SF
Year Built
2001
Tenancy
Multi
Listing Agency:
CP Partners
Listed By:
Chris Peters · License #CO #IR.100109435
(415) 274-2703
Source:
Cppcre
Added: Sep 9
Last Checked: Sep 9 at 4:19PM
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 CP Partners
Investment Insights
Based on property information with market context.
Park Meadows Strip Center is a three-tenant retail property completed in 2001 and currently fully occupied. DXL and Visionworks operate under corporate leases, while AT&T is operated by an authorized retailer. Tenants reimburse CAM, taxes, and insurance and pay an administrative fee. DXL expanded into adjacent space in 2015, adding approximately 2,700 SF, and AT&T also leases space for a wireless communications facility.
The property sits at the convergence of I-25 and C-470 within a retail district bounded by Quebec Street and County Line Road. The RTD County Line light rail station is approximately 1 mile away. Adjacent Park Meadows is a 1.5M+ SF regional center with 185+ retailers and approximately 10.1 million visits over the past 12 months, according to Placer.ai. The surrounding area includes ongoing transportation and master-planned development.
The property sits at the convergence of I-25 and C-470 within a retail district bounded by Quebec Street and County Line Road. The RTD County Line light rail station is approximately 1 mile away. Adjacent Park Meadows is a 1.5M+ SF regional center with 185+ retailers and approximately 10.1 million visits over the past 12 months, according to Placer.ai. The surrounding area includes ongoing transportation and master-planned development.
Key Highlights
- Fully occupied three‑tenant strip center developed in 2001
- DXL and Visionworks occupy the property under corporate leases
- Tenants reimburse CAM, taxes, and insurance and pay an additional admin fee
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
$284,782
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
4.13%
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%
$5,695,640
$5.7M
Cap Rate 7%
$4,068,314
$4.1M
Cap Rate 9%
$3,164,244
$3.2M
Market Conditions
NOI Build-Up for 13,825 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
$416.4K $30.12/SF
− Vacancy
−$9.6K −$0.69/SF
EGI
$406.8K $29.43/SF
− OpEx
−$122.0K −$8.83/SF
NOI
$284.8K $20.60/SF
Area
Douglas County, CO
Vacancy
2.30%
Lease Rate
$30.12 /SF/Yr
Expense Ratio
30.00%
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%
$5,695,640
Cap Rate 7%
$4,068,314
Cap Rate 9%
$3,164,244
Alternative Uses
Best Use
Retail
$4.07M
$3.56M – $4.75M
NOI $284,782 @ 7.0% cap · market cap 4.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.75M
$4.16M – $5.54M
NOI $332,404 @ 7.0% cap · market cap 4.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,492
Businesses Nearby
534k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 28%
Shops & Services 27%
Apparel 23%
Home Improvements & Furnishings 20%
Macy's
Apparel
72,963 visits/mo
0.5 miles
In-N-Out Burger
Dining
71,614 visits/mo
0.1 miles
Barnes & Noble
Shops & Services
44,931 visits/mo
0.2 miles
Chick-fil-A
Dining
40,924 visits/mo
0.1 miles
The Home Depot
Home Improvements & Furnishings
37,967 visits/mo
0.2 miles
Demographics for 80124, CO
22,541
Population
10,167
Households
2.2
Avg Household Size
38
Median Age
67%
College-Educated
98%
High-School Grad
9.4 sq mi
ZIP Area
2,398
Density / Sq Mi
$126,775
Median Household Income
$76,215
Median Earnings
$2,055
Median Rent
$726,600
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?
Strip mall - Established retail center with corporate leases, expense reimbursements, and an additional wireless communications facility.
Where is this strip mall located?
The property is located at 9078 Westview Rd Lone Littleton, CO.
What is the asking price?
The asking price for this property is $6,888,000.
What are key features of this property?
This property features: Fully occupied three‑tenant strip center developed in 2001; DXL and Visionworks occupy the property under corporate leases; Tenants reimburse CAM, taxes, and insurance and pay an additional admin fee
