Commercial Property with High Visibility
For Sale
Contact for pricing
2800 W Hampden Ave, Englewood, CO 80110
Mixed-use commercial property with BUS-1 zoning and high visibility.
Property Size4,010 SF
Price / SF$322.94
Days on Market707
Property Features for 2800 W Hampden Ave
General Information
Standard status
Active
Size
4,010 SF
Property subtype
Industrial, Mixed Use, Office, Retail
Zoning
BUS-1
Lease Type
NNN
Building Details
Year Built
1956
Year Renovated
2019
Buildings
2
Units
1
Tenancy
Single
Listing Agency:
Unique Properties, Inc
(303) 321-5888
Listed By:
Marc Lippitt · License #CO ER.000183921
Source:
Crexi
Added: Sep 23, 2024
Changed: Aug 14
Last Checked: Aug 29 at 10:48AM
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, Inc
Investment Insights
Based on property information with market context.
This commercial property, located at 2800 W. Hampden Avenue in Sheridan, Colorado, offers a purchase opportunity for qualified buyers. The property overlooks US 285 and is zoned BUS-1, allowing for a multitude of permitted uses. Most recently, the property was used as a marijuana dispensary. A lighted 50 ft sign provides great visibility. The property size is 4,010 square feet and can be used as mixed-use, retail, office, flex, or industrial space.
Key Highlights
- Zoned BUS‑1, allowing for a multitude of permitted uses.
- High visibility location overlooking US 285.
- Includes a lighted 50 ft sign for excellent advertising.
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
$47,794
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
3.69%
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%
$955,880
$955.9K
Cap Rate 7%
$682,771
$682.8K
Cap Rate 9%
$531,044
$531.0K
Market Conditions
NOI Build-Up for 4,010 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
$89.0K $22.20/SF
− Vacancy
−$12.6K −$3.13/SF
EGI
$76.5K $19.07/SF
− OpEx
−$28.7K −$7.15/SF
NOI
$47.8K $11.92/SF
Area
Arapahoe County, CO
Vacancy
14.10%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
37.50%
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%
$955,880
Cap Rate 7%
$682,771
Cap Rate 9%
$531,044
Alternative Uses
Best Use
Mixed Use
$682.8K
$597.4K – $796.6K
NOI $47,794 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$59.54M
$52.09M – $69.46M
NOI $4,167,498 @ 7.0% cap · market cap 321.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
765
Businesses Nearby
Explore this area
Business Placement
Demographics for 80110, CO
23,279
Population
10,804
Households
2.2
Avg Household Size
36
Median Age
37%
College-Educated
91%
High-School Grad
6.4 sq mi
ZIP Area
3,637
Density / Sq Mi
$82,037
Median Household Income
$50,406
Median Earnings
$1,582
Median Rent
$455,600
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use commercial property with BUS-1 zoning and high visibility.
Where is this mixed-use property located?
The property is located at 2800 W Hampden Ave Englewood, CO.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Zoned BUS‑1, allowing for a multitude of permitted uses.; High visibility location overlooking US 285.; Includes a lighted 50 ft sign for excellent advertising.
