Mixed-Use Building with Ground-Floor
For Sale
Contact for pricing
922 8th Ave, Greeley, CO 80631
Offers ground-level retail/office space plus an apartment, with high-end finishes in a historic downtown setting.
Property Size6,575 SF
Price / SF$136.12
Days on Market140
Property Features for 922 8th Ave
General Information
Standard status
Active
Size
6,575 SF
Property subtype
RETAIL
Listing Agency:
Cushman & Wakefield | Fort Collins
(970) 267-7727
Listed By:
Aki Palmer · License #040037834
Source:
Moodyscre
Added: Mar 24
Changed: Jul 25
Last Checked: Jul 25 at 5:23PM
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 Cushman & Wakefield | Fort Collins
Investment Insights
Based on property information with market context.
This mixed-use building combines a ground-level retail/office space with an apartment, creating flexibility for either owner-occupancy or leasing both components. The property is described as having high-end finishes throughout.
Located at 922 8th Ave in Greeley, CO 80631, the building is positioned in the heart of historic downtown Greeley. The offering is presented as benefiting from visibility and walkable access to residents and amenities in the immediate area.
For buyers seeking a combined commercial and residential structure, this configuration supports leasing the ground-level space while maintaining a residential unit on site, or operating the commercial component and renting the apartment.
Located at 922 8th Ave in Greeley, CO 80631, the building is positioned in the heart of historic downtown Greeley. The offering is presented as benefiting from visibility and walkable access to residents and amenities in the immediate area.
For buyers seeking a combined commercial and residential structure, this configuration supports leasing the ground-level space while maintaining a residential unit on site, or operating the commercial component and renting the apartment.
Key Highlights
- Mixed‑use building with ground‑level retail/office space plus an apartment
- Located in historic downtown Greeley
- High‑end finishes throughout
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
$74,312
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
8.30%
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%
$1,486,240
$1.5M
Cap Rate 7%
$1,061,600
$1.1M
Cap Rate 9%
$825,689
$825.7K
Market Conditions
NOI Build-Up for 6,575 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
$118.4K $18.00/SF
− Vacancy
−$12.2K −$1.85/SF
EGI
$106.2K $16.15/SF
− OpEx
−$31.8K −$4.84/SF
NOI
$74.3K $11.30/SF
Area
Greeley, CO
Vacancy
10.30%
Lease Rate
$18.00 /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%
$1,486,240
Cap Rate 7%
$1,061,600
Cap Rate 9%
$825,689
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $83,881 @ 7.0% cap · market cap 9.37%
Second Best
Retail
$1.06M
$928.9K – $1.24M
NOI $74,312 @ 7.0% cap · market cap 8.30%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
591
Businesses Nearby
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Offers ground-level retail/office space plus an apartment, with high-end finishes in a historic downtown setting.
Where is this mixed-use property located?
The property is located at 922 8th Ave Greeley, CO.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Mixed‑use building with ground‑level retail/office space plus an apartment; Located in historic downtown Greeley; High‑end finishes throughout
