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    The Largest CRE Database in the US with Over 1 Million Listings

    3060 Pearl Pkwy, Unit 108 Boulder, CO 80301

    Sponsored
    For Lease
    $22 SF/Yr

    COMMERCIAL - Boulder, CO

    Type:Retail
    Property size:
    1,237 SF
    Lot size:
    1.53 Acres
    Days on Market:
    93
    Last Refresh:
    Jan 30 at 11:06 pm

    Property Features for 3060 Pearl Pkwy

    General Information

    Property type
    Commercial Lease
    Property subtype
    Retail
    Standard status
    Active
    Zoning
    MU-4
    APN
    R0601033
    Size
    1,237 SF
    Lot size
    1.53 Acres

    Utilities

    Utilities
    Natural Gas Available
    Sewer type
    Public Sewer
    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    2012
    Building materials
    Brick, Floor: Concrete
    Roof type
    Rubber

    We can help!

    Listing Contact
    Michael-Ryan Mccarty
    Michael-Ryan Mccarty

    Gibbons-White, Inc. (303) 442-1040

    Listing agent Michael-Ryan McCarty (303) 442-1040

    Listing date Oct 30, 2025

    MLS# 1034550

    Copyright © 2026 Information and Real Estate Services, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Retail Space on Pearl Street

    This retail space, comprising 1,237 square feet, is available for rent at approximately $5,000 per month gross. The introductory rate for Year 1 is $22.00 NNN, Year 2 is $25.00 NNN, and Year 3 is $28.00 NNN. Currently built out as a hair and beauty salon, the space is configured with 10 stations, 3 hair sinks, and seating and retail product display areas. It offers excellent visibility and accessibility with frontage on Pearl Street. The property is located within the 3100 Pearl residential community, near Mason's Dumpling Shop, and across from the Hyatt Place Hotel, Whole Foods, the 29th Street Mall, and the Boulder Bike Trail System. The location benefits from 319 residential units on-site, with 242 units and a Google office next door, and an additional 501 units and a highly active hotel across Pearl. The traffic count at Pearl and 31st Street is estimated at 24,019 in 2025 MPSI. The space will be available starting January 1, 2026, and is zoned MU-4. The lot size is 1.53 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Griffis 3100 Apartment Complex Studio Be Salon Beauty Salon

    Suggested Use

    Law Firm Restaurant Realty agency Hair Salon Dental Office Spa & Massage Nail Salon Building Supply Clothing Store Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boulder
    County
    Boulder
    State
    Colorado
    Longitude
    -105.252449
    Latitude
    40.023436

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    FAQs

    What type of property is this?
    Retail space - Retail space with Pearl Street frontage in Boulder, available 2026.
    Where is this retail space located?
    The property is located at 3060 Pearl Pkwy, Unit 108 Boulder, CO.
    What is the lease rate?
    The lease rate is $22 SF/Yr.
    What are key features of this property?
    This property features: - Excellent Visibility & Accessibility with Pearl Street Frontage.; - Fully Built-Out as a Hair & Beauty Salon, currently configured with 10 Stations, 3 Hair Sinks, Seating & Retail Product Display Spaces.; - Located in the Exclusive 3100 Pearl Residential Community near Mason's Dumpling Shop, Hyatt Place Hotel, Whole Foods, 29th Street Mall & Boulder Bike Trail System.
    (303) 442-1040
    Request Owner's contact information
    3060 Pearl Pkwy, Unit 108 Boulder, CO 80301
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    Boulder, CO 80301
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    3060 Pearl Pkwy, Unit 108 Boulder, CO 80301
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    We can help!
    Listing Contact
    Michael-Ryan Mccarty
    Michael-Ryan Mccarty
    Real Estate License ID: FA.040029628
    (303) 442-1040
    Learn more
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