If you've ever driven through the industrial sprawl where Denver bleeds into Englewood, you’ve probably passed 2188 W Evans Ave Englewood Colorado 80110 without giving it a second look. It’s a low-slung, functional brick and metal structure. No flashing neon. No architectural ego. But honestly, for anyone trying to run a service business or a distribution hub in the Denver metro area, this specific patch of asphalt is kind of a gold mine.
Location matters. Everyone says it. But at 2188 W Evans Ave, it’s not just a cliché—it’s the entire business model. You’re sitting right on the edge of the South Platte River, tucked between Santa Fe Drive and Federal Boulevard. That’s the "sweet spot" for logistics.
What’s Actually Happening at 2188 W Evans Ave Englewood Colorado 80110?
Currently, this address serves as a multi-tenant industrial flex space. It’s the kind of place where things get fixed, stored, or shipped. It’s currently home to businesses like M&M Heating, Cooling, Plumbing & Electrical. If you live in the South Metro area and your furnace dies in January, there’s a statistically high chance a van dispatched from this exact parking lot is the one that saves your night.
That’s the reality of "flex" space.
It isn't a glamorous tech campus with beanbag chairs. It’s about 14-foot clear heights, drive-in doors, and enough power to run heavy machinery. The building itself dates back to the early 1970s—1973 to be precise—which was a boom time for Englewood's industrial sector. Back then, this area was the backbone of Colorado’s blue-collar economy. Today, it’s shifted slightly toward service-oriented trades, but the bones of the building remain rugged and utilitarian.
The Santa Fe Corridor Factor
Why here?
If you're a business owner, you aren't looking at the aesthetic of the brick. You’re looking at the stopwatch. 2188 W Evans Ave Englewood Colorado 80110 is less than five minutes from US-85 (Santa Fe Drive). If your trucks can't get to I-25 or C-470 quickly, you’re losing money every single minute they’re stuck in residential traffic.
Englewood’s industrial zones are notoriously tight. Vacancy rates in this specific submarket often hover well below the national average because there just isn't any more dirt to build on. You have the river on one side and established neighborhoods on the other. You can't just manifest a new 20,000-square-foot industrial warehouse out of thin air. This scarcity makes 2188 W Evans Ave a "hold" property for investors.
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Why the 80110 Zip Code is Changing
Englewood is weird. In a good way. It has this gritty, hardworking history, but it’s being squeezed by the massive growth of Denver to the north and the affluence of Littleton and Cherry Hills to the south.
Property values here have seen a massive uptick. According to Arapahoe County tax records, industrial land in this pocket has seen valuation jumps that would make a residential Realtor's head spin. We are talking about a shift from "old warehouse district" to "prime logistical last-mile delivery zone."
When Amazon or FedEx talks about the "last mile," they are talking about places exactly like 2188 W Evans Ave. It’s close enough to the city center to hit Denver customers fast, but far enough out that you aren't paying LoDo rent prices. Sorta the best of both worlds, really.
Zoning and the "Boring" Details That Matter
The property is zoned I-1 (Light Industrial) under Englewood’s municipal code.
What does that actually mean for the average person?
It means you can do almost anything that involves a toolbox. You can have a warehouse. You can have a small manufacturing setup. You can have a distribution center. But you can't build a high-rise apartment complex there—at least not yet. There’s been a lot of talk in urban planning circles about "industrial sanctuary" zoning. Basically, cities realize that if they turn every warehouse into condos, there will be nowhere left for the plumbers and electricians to park their trucks. 2188 W Evans Ave is part of that vital "sanctuary."
Real-World Challenges of the Site
It isn't all sunshine and easy parking.
Evans Avenue is a major artery. It gets crowded. Getting a 53-foot trailer backed into a tight industrial bay when traffic is peaking at 4:30 PM is a nightmare. Drivers hate it. But that's the trade-off. You get the proximity to the customer base, but you deal with the congestion of an aging infrastructure that wasn't necessarily designed for the sheer volume of modern delivery traffic.
The building itself, being over 50 years old, also comes with the typical "vintage" headaches. HVAC retrofits, roof maintenance on flat industrial surfaces, and keeping up with modern electrical demands for high-draw machinery.
Infrastructure and Accessibility
- Proximity to Light Rail: The Evans Station (C and D lines) is just a short hop to the east. This is huge for employees who don't want to deal with the Santa Fe commute.
- The Platte River Trail: It’s literally right there. You could technically bike to work at a plumbing warehouse, which is a very "Colorado" thing to do.
- Loading Capabilities: The site features grade-level loading. If you’re looking for dock-high (where the truck bed levels with the floor), you won't find it much here. This property is built for vans, box trucks, and pickups.
The Investment Perspective
If you look at the ownership history or the commercial comps for this part of Englewood, you'll see a pattern of long-term holds. Investors don't flip these buildings every two years. They buy them, lease them to stable service companies, and collect the rent while the land value under the building explodes.
The 80110 zip code is effectively a buffer zone. It protects the residential parts of Englewood from the heavier industrial vibes of the rail yards further north. Because of that, the city is very protective of how these parcels are used. They want jobs here. They want tax revenue from businesses like the ones operating at 2188 W Evans Ave.
What Most People Get Wrong About Industrial Flex Space
People think "industrial" means "dirty."
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Walk into the offices at 2188 W Evans Ave and you’ll likely find a high-tech dispatch center. Companies like M&M Heating & Cooling use sophisticated software to track fleets across the entire state. It’s a nerve center. The "warehouse" part is just where the physical hardware lives.
The reality of 2188 W Evans Ave Englewood Colorado 80110 is that it represents the "hidden" economy. It’s the stuff that makes the city work but that nobody thinks about until their water heater explodes or their office AC gives out.
Actionable Insights for Business Owners and Investors
If you are looking at this property or others like it in the South Evans corridor, keep a few things in mind.
First, check the environmental. Old industrial sites near the river can sometimes have "legacy" issues from decades ago. Always do your due diligence on the soil and water.
Second, look at the parking ratio. In Englewood, street parking is a battle. A property like 2188 W Evans Ave that has its own dedicated lot is worth its weight in gold. If your crews are spending 20 minutes every morning trying to find a spot for a van, you’re losing thousands of dollars in billable time every month.
Third, consider the power. As more service fleets move toward electric vehicles (EVs), these old industrial buildings need massive electrical upgrades to support charging stations. If you’re eyeing a lease or a purchase here, get an electrician to look at the panels first. You don't want to find out you're capped out on amps when you try to plug in your third Ford E-Transit.
Navigating the Future of the Area
The "Next South Broadway" isn't just a marketing slogan; it’s actually happening a few blocks away. As retail and brewery culture pushes further south, the tension between "cool" neighborhoods and "functional" industrial zones will grow.
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For now, 2188 W Evans Ave Englewood Colorado 80110 remains a foundational piece of the local economy. It isn't trying to be a trendy coffee shop. It’s a place where work gets done. And in a city that’s changing as fast as Denver, there’s something genuinely respectable about a building that just does its job, day in and day out, for half a century.
If you’re heading there for a service appointment or looking into the real estate, take a second to look at the surrounding blocks. You’re seeing the engine room of the city. It’s loud, it’s busy, and it’s exactly what Englewood needs to stay functional.
To get the most out of this location or similar industrial spots in 80110, you should:
- Prioritize access routes: Map out your entry and exit during peak hours (7-9 AM and 3-5 PM) to avoid the Santa Fe bottleneck.
- Verify Zoning Compliance: Before signing a lease for a new type of business (like a specialized lab or a gym), confirm with Englewood’s Community Development department that the I-1 zoning allows it.
- Evaluate Tech Infrastructure: Ensure fiber-optic internet is available. Many older buildings in this corridor were late to the game, but it's essential for modern dispatching.
- Security Measures: Given the proximity to major transit and the river trail, investing in high-quality exterior lighting and cameras is a standard "must-do" for any tenant in this corridor.