Modern Flex Building in
For Sale
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9203 Eastman Park Dr, Windsor, CO 80550
8,440 sq ft flex building in a growing corridor.
Property Size8,440 SF
Lot Size0.92 Acres
Price / SF$260.66
Days on Market154
Property Features for 9203 Eastman Park Dr
General Information
Standard status
Active
Size
8,440 SF
Lot size
0.92 Acres
Property subtype
Industrial, Retail
Zoning
LI, Limited Industrial,
Investment Type
Owner/User
Building Details
Year Built
2020
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
A. Stephen & Company, Inc
Listed By:
Kari ROBINSON · License #CO
Source:
Crexi
Added: Mar 12
Changed: Aug 8
Last Checked: May 10 at 5:46AM
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 A. Stephen & Company, Inc
Investment Insights
Based on property information with market context.
This modern 8,440 sq ft flex building, constructed in 2020, is situated in one of Windsor’s fastest-growing commercial corridors. The property features a mix of warehouse space and finished retail. An unfinished mezzanine is available for future expansion. The property includes a large concrete yard designed for circulation and operational efficiency. Located on a 0.915-acre lot within the Valley Center commercial district, the site offers access to Highway 257, Main Street, and regional transportation routes. Flexible zoning supports a range of commercial, retail, and light-industrial uses. The property is suitable for owner-user operations or investment in the Windsor market.
Key Highlights
- Modern 8,440 sq ft flex building built in 2020
- Balanced mix of warehouse space and finished retail
- Large concrete yard designed for easy circulation
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
$94,147
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
4.28%
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%
$1,882,940
$1.9M
Cap Rate 7%
$1,344,957
$1.3M
Cap Rate 9%
$1,046,078
$1.0M
Market Conditions
NOI Build-Up for 8,440 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
$120.5K $14.28/SF
− Vacancy
−$9.8K −$1.16/SF
EGI
$110.8K $13.12/SF
− OpEx
−$16.6K −$1.97/SF
NOI
$94.1K $11.15/SF
Area
Weld County, CO
Vacancy
8.10%
Lease Rate
$14.28 /SF/Yr
Expense Ratio
15.00%
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%
$1,882,940
Cap Rate 7%
$1,344,957
Cap Rate 9%
$1,046,078
Alternative Uses
Best Use
Warehouse
$1.34M
$1.18M – $1.57M
NOI $94,147 @ 7.0% cap · market cap 4.28%
Second Best
Industrial
$1.08M
$940.7K – $1.25M
NOI $75,253 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office B
$1.54M
$1.35M – $1.79M
NOI $107,673 @ 7.0% cap · market cap 4.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 80550, CO
38,909
Population
17,140
Households
2.3
Avg Household Size
36
Median Age
51%
College-Educated
98%
High-School Grad
52.4 sq mi
ZIP Area
743
Density / Sq Mi
$121,487
Median Household Income
$60,940
Median Earnings
$1,791
Median Rent
$538,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 8,440 sq ft flex building in a growing corridor.
Where is this flex space located?
The property is located at 9203 Eastman Park Dr Windsor, CO.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Modern 8,440 sq ft flex building built in 2020; Balanced mix of warehouse space and finished retail; Large concrete yard designed for easy circulation
