Contiguous Flex/Retail Showroom
For Sale
$1,250,000
9690 Dallas St. Units I-J, Commerce City, CO 80640
Contiguous flex/retail showroom condos with storefront, warehouse areas, and wet fire sprinklers.
Property Size5,000 SF
Price / SF$250
Days on Market158
Property Features for 9690 Dallas St. Units I-J
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Retail
Additional Details
Sprinkler System
Yes
Building Details
Building Size
5,000 SF
Year Built
2000
Listing Agency:
Unique Properties LLC
Listed By:
Rachel Colorosa, CCIM · License #100066476
(303) 886-8154
Source:
Uniqueprop
Added: Apr 1
Changed: Aug 31
Last Checked: Sep 5 at 7:19AM
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 Unique Properties LLC
Investment Insights
Based on property information with market context.
Units I and J are contiguous industrial/flex/retail showroom condo spaces totaling 5,000 SF. The facility includes a retail storefront, a large kitchen area, and multiple warehouse areas with drop ceilings. It also has two ADA restrooms and wet fire sprinklers.
The layout is described as able to accommodate light to heavy industrial users, with semi-truck circulation provided for site operations. The warehouse areas may be converted back to 23’ clear warehouse height, subject to the tenant’s or buyer’s buildout needs.
As presented, the property offers a hybrid configuration combining showroom/retail front space with dedicated warehouse areas and vehicle circulation suitable for larger deliveries.
The layout is described as able to accommodate light to heavy industrial users, with semi-truck circulation provided for site operations. The warehouse areas may be converted back to 23’ clear warehouse height, subject to the tenant’s or buyer’s buildout needs.
As presented, the property offers a hybrid configuration combining showroom/retail front space with dedicated warehouse areas and vehicle circulation suitable for larger deliveries.
Key Highlights
- Contiguous industrial/flex/retail showroom condos (Units I & J) totaling 5,000 SF
- Retail storefront plus large kitchen area and multiple warehouse areas
- Layout can accommodate light to heavy industrial users; previously used as a cannabis MIP facility
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
$72,335
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
5.79%
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%
$1,446,700
$1.4M
Cap Rate 7%
$1,033,357
$1.0M
Cap Rate 9%
$803,722
$803.7K
Market Conditions
NOI Build-Up for 5,000 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
$92.4K $18.48/SF
− Vacancy
−$7.3K −$1.46/SF
EGI
$85.1K $17.02/SF
− OpEx
−$12.8K −$2.55/SF
NOI
$72.3K $14.47/SF
Area
Adams County, CO
Vacancy
7.90%
Lease Rate
$18.48 /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%
$1,446,700
Cap Rate 7%
$1,033,357
Cap Rate 9%
$803,722
Alternative Uses
Best Use
Warehouse
$1.03M
$904.2K – $1.21M
NOI $72,335 @ 7.0% cap · market cap 5.79%
Second Best
Industrial
$851.0K
$744.6K – $992.8K
NOI $59,570 @ 7.0% cap · market cap 4.77%
Theoretical Best
Multifamily LT 5
$73.57M
$64.37M – $85.83M
NOI $5,149,568 @ 7.0% cap · market cap 411.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 80640, CO
13,106
Population
4,889
Households
2.7
Avg Household Size
33
Median Age
26%
College-Educated
89%
High-School Grad
13.0 sq mi
ZIP Area
1,008
Density / Sq Mi
$111,145
Median Household Income
$58,417
Median Earnings
$2,138
Median Rent
$464,400
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 - Contiguous flex/retail showroom condos with storefront, warehouse areas, and wet fire sprinklers.
Where is this flex space located?
The property is located at 9690 Dallas St. Units I-J Commerce City, CO.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Contiguous industrial/flex/retail showroom condos (Units I & J) totaling 5,000 SF; Retail storefront plus large kitchen area and multiple warehouse areas; Layout can accommodate light to heavy industrial users; previously used as a cannabis MIP facility
