Monday, February 29, 2016
List of available properties
See: http://www.auroraline.org/wp-content/uploads/2014/05/Colfax_TOD_sites.pdf It is covering some of the same properties I have listed here.
Sunday, February 28, 2016
Prime vacant land at 12320-12680 E Colfax Ave
Right next to the old Safeway, and across from the Anschutz medical center sits a large parcel of about 6 acres undeveloped land that used to be a trailer park. It is now for sale, see http://www.loopnet.com/xNet/MainSite/Listing/Profile/PrintProfileSE.aspx?LID=19542959.
No price is given, but I am guessing that the land is worth about $500,000 per acre, so they would sell it for $3,000,000 or maybe slighty less.
Old Safeway at Colfax and Peoria
I'll just leave this here. I know the site is being redeveloped, but please just tear it down already.
Credit: https://m.flickr.com/#/photos/atjoe1972/20216315788/
Credit: https://m.flickr.com/#/photos/atjoe1972/20216315788/
Colfax & Idalia
On the south side of Colfax, between Helena St and Idalia Ct, behind the liquor store, sits 3 (or 4) parcels of undeveloped/underutilized land.
There is a row of mobile homes, which spans 2 of these parcels. These parcels are all owned by Grebb East 2 LLC. These parcels were collectively purchased on 2000 for $475,000 by Gerald Grebb, and then transferred to Grebb East 2 LLC.
Parcel 1, which I have labeled 15500-2, is 0.286 ac. Parcel 2, which is the south-western part of 15566, is 0.417 ac. Parcel 3, which is the main part of 15566, and may include the used auto dealer, is 2.6 acres. Parcel 4, which is labeled 15612, is 1.49 acres. The lot lines are a little confusing and may require a surveyor to figure out.
Collectively, these are appraised at about $850,000.
The owner appears to have no idea of what to do with the land, other than to sit on it indefinitely.
This could be commercial development or another apartment complex.
Here is a view of the property looking south from Colfax.
Parcel 1, which I have labeled 15500-2, is 0.286 ac. Parcel 2, which is the south-western part of 15566, is 0.417 ac. Parcel 3, which is the main part of 15566, and may include the used auto dealer, is 2.6 acres. Parcel 4, which is labeled 15612, is 1.49 acres. The lot lines are a little confusing and may require a surveyor to figure out.
Collectively, these are appraised at about $850,000.
The owner appears to have no idea of what to do with the land, other than to sit on it indefinitely.
This could be commercial development or another apartment complex.
Here is a view of the property looking south from Colfax.
Saturday, February 27, 2016
The death of a trailer park
Just south of Colfax and Sable is a very nice mobile home community called "The Meadows" with some 300 mobile homes. The address of the clubhouse is 14470 E 13th Avenue. The residents may not be aware that the entire trailer park will soon be condemned, and they will probably lose their investments, as it is very hard to move a mobile home. I haven't seen any discussion of this anywhere.
The new development will consist of about twenty 3-story apartment buildings providing 3800 housing units. Here is a map:
Source: https://www.auroragov.org/cs/groups/public/documents/document/006741.pdf
I feel kind of sad for the loss of the affordable housing, but it is inevitable, and the new development will be much nicer.
The new development will consist of about twenty 3-story apartment buildings providing 3800 housing units. Here is a map:
Source: https://www.auroragov.org/cs/groups/public/documents/document/006741.pdf
I feel kind of sad for the loss of the affordable housing, but it is inevitable, and the new development will be much nicer.
Stanley Marketplace
One of the last remnants of Stapleton Airport, the former Stanley Aviation hangar located at 2501 Dallas Street, is being redeveloped into a 140,000 sf space called Stanley Marketplace.
http://www.denverpost.com/business/ci_28603648/stanley-marketplace-aurora-100-leased-before-construction-starts
http://www.aurorasentinel.com/guide/stanley-marketplace-after-fortuitous-2015-the-best-is-yet-to-come-in-aurora/
http://www.denverpost.com/business/ci_28603648/stanley-marketplace-aurora-100-leased-before-construction-starts
http://www.aurorasentinel.com/guide/stanley-marketplace-after-fortuitous-2015-the-best-is-yet-to-come-in-aurora/
17102 E Ohio Place
This is a 4.5 acre vacant lot near Alameda and Buckley, that is for sale for $575,000, which is a pretty good price. See: http://www.cityfeet.com/cont/ForSale/LN19597690/17102-E-Ohio-Place-Aurora-CO-80017. "Zoned Industrial (M-1) so most flex, and office warehouse uses, outdoor storage, automotive repair facilities, auto body uses, equipment rental & repair facilities, towing yard, sand manufacturing is a use by right. Also can be multi family and church and religious uses. "
Near Colfax & Laredo
Behind the Autozone at Colfax & Laredo lies a vacant lot with a footpath running diagonally across it. It doesn't have an address and is known as Parcel #0182132407001. (See http://gisapp.adcogov.org/QuickSearch/doreport.aspx?pid=0182132407001). It consists of 1.8 acres, and Adams County values it at $78,000.
However, the owners are trying to sell it for $250,000. See http://www.loopnet.com/Listing/19074381/E-Colfax-Laredo-Aurora-CO/. They say that 26 residential units could be built on it.
However, the owners are trying to sell it for $250,000. See http://www.loopnet.com/Listing/19074381/E-Colfax-Laredo-Aurora-CO/. They say that 26 residential units could be built on it.
The Forum at Fitzsimons
On the southwest corner of Colfax and Potomac, (only about a mile west of the sites I have written about previously), is a new development called the Forum at Fitzsimons. It will have 397 residential units and 28,000 of residential and retail space. It will be finished in 2017. Here is a drawing:
Source: http://www.aurorasentinel.com/news/islands-around-anschutz-in-aurora-begin-filling-in/
See also: http://www.bizjournals.com/denver/blog/real_deals/2015/09/aurora-development-coming-along-rtds-new-denver.html
Source: http://www.aurorasentinel.com/news/islands-around-anschutz-in-aurora-begin-filling-in/
See also: http://www.bizjournals.com/denver/blog/real_deals/2015/09/aurora-development-coming-along-rtds-new-denver.html
Northwest corner of Sable and Colfax
Behind the Exxon station and the aforementioned KFC on the northwest corner of Sable and Colfax is a vacant lot, known to Adams County as 14290 E Colfax (but that can't be right because the north side of the street should be an odd number), and to Google as 1543/1561/1563/1581 Sable Blvd. It is 1.1 acres and has an assessed value of $74,000. It is one of the properties that got skipped during the haphazard development of Aurora. Again, it would be a good location for condos or other transit-oriented development.
See http://gisapp.adcogov.org/QuickSearch/doreport.aspx?pid=0182131319040
Here is a picture of it from Google Streetview.
And here is a map view:
See http://gisapp.adcogov.org/QuickSearch/doreport.aspx?pid=0182131319040
Here is a picture of it from Google Streetview.
And here is a map view:
14195 E COLFAX AVE
Right behind the McDonald's, half-way between I-225 & Sable, is a large vacant lot known as 14195 E Colfax Ave. It is 2.4 acres and Adams County estimates its value as $273,000. See http://gisapp.adcogov.org/QuickSearch/doreport.aspx?pid=0182131319049 . It would be perfect for an apartment building or motel, again near the light-rail station.
Update: I think this property is troubled. There is no ingress or egress and there is a gas line running across it. The easiest access is from the neighboring mobile home park, and this would require moving more than one mobile home out of the way. So I'm not saying that this could never be developed, it would just take a major effort. So this is one property that may be vacant forever. Don't buy it.
Update 2: This might also be referred to as 14157 E Colfax.
Update: I think this property is troubled. There is no ingress or egress and there is a gas line running across it. The easiest access is from the neighboring mobile home park, and this would require moving more than one mobile home out of the way. So I'm not saying that this could never be developed, it would just take a major effort. So this is one property that may be vacant forever. Don't buy it.
Update 2: This might also be referred to as 14157 E Colfax.
Southwest Corner of Sable and Colfax
I have now covered all corners of Sable and Colfax. On the southwest corner, south of the 7-Eleven and Del Taco, is a parcel with no address, known only as "AIN 1975-06-2-12-002". This vacant lot consists of 1.93 acres of land and is appraised at $329,000. A small condominium project could be built there and it would sell well. It would be within easy walking distance of the light rail station and the Anschutz campus.
Update 8/29/16: The owners want $1.2 million for it. I think it is way too high.
Update 8/29/16: The owners want $1.2 million for it. I think it is way too high.
The Green Solution
Near the northwest corner of Sable and Colfax, between the Pacesetter Motel and a KFC, will be built "The Green Solution", a retail marijuana store. See https://www.auroragov.org/cs/groups/public/documents/document/025542.pdf (page 9).
Here is a screenshot of the site, from Google Streetview.
Here is a screenshot of the site, from Google Streetview.
Comfort Inn at Cadence
A four story, 90 unit Comfort Inn motel is being planned for the northeast corner of Sable and Colfax. The address is 14571 Colfax Avenue. I can't find it on the map, but it seems to be the vacant lot behind a Chase Bank. It is right across the street from the aforementioned Len Lyall Chevrolet.
See: http://aurora4biz.org/DevelopmentPlanReviewPub/MyProjects/Detail.aspx?frsn=jYTTDGrStQw=
Here is a map of the site, to the best of my knowledge.
See: http://aurora4biz.org/DevelopmentPlanReviewPub/MyProjects/Detail.aspx?frsn=jYTTDGrStQw=
Here is a map of the site, to the best of my knowledge.
Monterey Pointe
Monterey Pointe is the name of a dormant project consisting of 29 acres of prime vacant land south of Colfax just east of I-225, between Len Lyall Chevrolet and K-Mart. See: http://www.loopnet.com/Listing/17931483/SEC-of-Colfax-Avenue-Sable-Blvd-Aurora-CO/.
It is divided into 2 parcels by a ditch or drainage corridor. To the northeast is possible retail space consisting of 6.8 acres (295,000 sf), and to the west and south is a multi-family parcel consisting of 18.8 acres with plans for 354 units. There are for sale signs on the property, and the asking price is $7,000,000. I don't think there is demand for the retail parcel yet, but the condominium project would sell or rent quickly. I am guessing that the development costs would be about $50 million, and the units would sell for about $200,000 apiece, yielding a profit of about $20 million for a deep-pocketed developer.
It is divided into 2 parcels by a ditch or drainage corridor. To the northeast is possible retail space consisting of 6.8 acres (295,000 sf), and to the west and south is a multi-family parcel consisting of 18.8 acres with plans for 354 units. There are for sale signs on the property, and the asking price is $7,000,000. I don't think there is demand for the retail parcel yet, but the condominium project would sell or rent quickly. I am guessing that the development costs would be about $50 million, and the units would sell for about $200,000 apiece, yielding a profit of about $20 million for a deep-pocketed developer.
Welcome to the Aurora Infill Blog
This blog is inspired by awesome Denver Infill Blog, which highlights the development projects going on in Denver.
Aurora, Colorado is in an interesting position. It has 353,000 residents, making it the 54th largest city in the U.S., and it is growing at a rate of 8.6% per year. However, parts of it are very poor with a heavy immigrant population, dominated by pawn shops, liquor stores, bars, rent-to-own shops, run-down commercial strips, seedy motels, mobile homes, etc. with associated crime. Other parts are just boring poorly designed suburbia with lots of vacant land that was skipped over and that will never be developed absent some creative thinking.
However, it is undergoing tremendous changes caused by several factors. First, the development of nearby Denver International Airport and the redevelopment of Stapleton, Lowry, and especially Fitzsimons, which is one of the top medical centers in the country, have made the whole area nicer. Second, the light rail is changing the dynamic, making transit-oriented development possible. Third, the legalization of marijuana has brought a wave of people moving here from other states. Fourth, the increase in real estate prices and rents have produced demand for real estate development.
The blog will focus on specific projects and possible development opportunities for Aurora, especially on vacant land and on the area near Colfax & I-225.
Aurora, Colorado is in an interesting position. It has 353,000 residents, making it the 54th largest city in the U.S., and it is growing at a rate of 8.6% per year. However, parts of it are very poor with a heavy immigrant population, dominated by pawn shops, liquor stores, bars, rent-to-own shops, run-down commercial strips, seedy motels, mobile homes, etc. with associated crime. Other parts are just boring poorly designed suburbia with lots of vacant land that was skipped over and that will never be developed absent some creative thinking.
However, it is undergoing tremendous changes caused by several factors. First, the development of nearby Denver International Airport and the redevelopment of Stapleton, Lowry, and especially Fitzsimons, which is one of the top medical centers in the country, have made the whole area nicer. Second, the light rail is changing the dynamic, making transit-oriented development possible. Third, the legalization of marijuana has brought a wave of people moving here from other states. Fourth, the increase in real estate prices and rents have produced demand for real estate development.
The blog will focus on specific projects and possible development opportunities for Aurora, especially on vacant land and on the area near Colfax & I-225.
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