Multi-Tenant Retail Strip with Car
For Sale
Contact for pricing
100 E South Boulder Rd, Lafayette, CO 80026
Multi-tenant strip center plus 5-bay self-serve car wash on a corner lot with 25 parking spaces.
Property Size7,432 SF
Lot Size0.92 Acres
Price / SF$443.89
Days on Market73
Property Features for 100 E South Boulder Rd
General Information
Standard status
Active
Size
7,432 SF
Total Parking Spaces
25
Lot size
0.92 Acres
Property subtype
RETAIL
Occupancy
85%
Additional Details
Service Bays
5
Building Details
Tenancy
Multi
Listing Agency:
The Colorado Group, Inc.
(303) 449-2131
Listed By:
Gregory Fair
(303) 995-3388
Source:
Moodyscre
Added: Jun 30
Changed: Aug 13
Last Checked: Sep 9 at 4:02PM
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 The Colorado Group, Inc.
Investment Insights
Based on property information with market context.
This multi-tenant retail strip center totals 7,432 SF and includes 5,400 SF of strip retail along with a 5-bay self-serve car wash totaling 1,993 SF. The property is 0.92 acres and is 85% leased with five tenants. HVAC consists of five rooftop units, and the roof is described as in great condition and approximately nine years old, with base rent annual escalations noted in the offering.
The center is located at 100 E South Boulder Rd in Lafayette, Colorado on a corner lot with high traffic counts and excellent visibility, and it includes 25 parking spaces. Starfish Car Wash features heated floor slabs and was rebuilt in 2021 with new LED lighting, compressor, water softener, water heater, two new change machines, three new vacuums, and a Nayax credit card system. The car wash also has a video security system, and there is room to add additional vacuums and vending. The property is across the street from a new apartment project.
The center is located at 100 E South Boulder Rd in Lafayette, Colorado on a corner lot with high traffic counts and excellent visibility, and it includes 25 parking spaces. Starfish Car Wash features heated floor slabs and was rebuilt in 2021 with new LED lighting, compressor, water softener, water heater, two new change machines, three new vacuums, and a Nayax credit card system. The car wash also has a video security system, and there is room to add additional vacuums and vending. The property is across the street from a new apartment project.
Key Highlights
- 7,432 SF multi‑tenant strip center (including car wash) on a 0.92‑acre corner lot.
- 85% leased with 5 tenants and base rent annual escalations.
- 5,400 SF strip center with 25 parking spaces and 5 rooftop HVAC units.
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
$147,020
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
4.46%
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%
$2,940,400
$2.9M
Cap Rate 7%
$2,100,286
$2.1M
Cap Rate 9%
$1,633,556
$1.6M
Market Conditions
NOI Build-Up for 7,432 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
$223.0K $30.00/SF
− Vacancy
−$12.9K −$1.74/SF
EGI
$210.0K $28.26/SF
− OpEx
−$63.0K −$8.48/SF
NOI
$147.0K $19.78/SF
Area
Boulder County, CO
Vacancy
5.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,940,400
Cap Rate 7%
$2,100,286
Cap Rate 9%
$1,633,556
Alternative Uses
Best Use
Retail
$2.10M
$1.84M – $2.45M
NOI $147,020 @ 7.0% cap · market cap 4.46%
Second Best
Specialty Retail
$1.35M
$1.18M – $1.58M
NOI $94,513 @ 7.0% cap · market cap 2.86%
Theoretical Best
Office A
$2.24M
$1.96M – $2.62M
NOI $156,964 @ 7.0% cap · market cap 4.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
5
Service bays
85%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,092
Businesses Nearby
Explore this area
Business Placement
Demographics for 80026, CO
32,318
Population
14,209
Households
2.3
Avg Household Size
39
Median Age
66%
College-Educated
96%
High-School Grad
22.5 sq mi
ZIP Area
1,436
Density / Sq Mi
$115,031
Median Household Income
$59,937
Median Earnings
$2,054
Median Rent
$664,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Strip mall - Multi-tenant strip center plus 5-bay self-serve car wash on a corner lot with 25 parking spaces.
Where is this strip mall located?
The property is located at 100 E South Boulder Rd Lafayette, CO.
What is the asking price?
The asking price for this property is $3,299,000.
What are key features of this property?
This property features: 7,432 SF multi‑tenant strip center (including car wash) on a 0.92‑acre corner lot.; 85% leased with 5 tenants and base rent annual escalations.; 5,400 SF strip center with 25 parking spaces and 5 rooftop HVAC units.
