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    5490 S Parmalee Gulch Rd Indian Hills, CO 80454

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    For Sale
    $884,000

    Unique retail investment opportunity in the heart of Indian Hills.

    Property size:
    2,918 SF
    Lot size:
    2.15 Acres

    Property Features for 5490 S Parmalee Gulch Rd

    General Information

    Size
    2,918 SF
    Lot size
    2.15 Acres

    We can help!

    Listing Contact
    Bill Downes
    Bill Downes
    Source: Moodyscre

    Listing Agent: Bill Downes

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Charming Retail Space in Indian Hills

    This retail investment opportunity is located in Indian Hills, Colorado. The property features a 2,918-square-foot building, constructed in 1928 and updated with modern elements. The property is a one-unit retail space suited for a street retail investor. Zoned C1, the property is suitable for various retail concepts. The property also has historic appeal and distinctive character. The space can be modified into office spaces or a work-live situation. In addition, there is a 777 square foot heated garage/warehouse/shop space with a 220 line, all on a 2.15-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Council of Academic Programs ... Technical School JMS Association Management ... Association / Organization The Meeting Sanctuary Event Venue Colorado Space Business ... Association Or Organization Gorm International Exporter

    Suggested Use

    Restaurant Spa & Massage Building Supply Hair Salon Nail Salon Hotel & Motel Gym & Fitness HVAC Service Bar & Pub Kitchen & Bath

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

    Location Insight

    • Map
    • Local Demand
    City
    Indian Hills
    County
    Jefferson
    State
    Colorado
    Longitude
    -105.2365579
    Latitude
    39.6175374

    Nearby Similar for Sale

    • $1,079,000
      2,918 SF

      Prime Indian Hills Retail Space

      Historic Meeting Venue, 2,918 SF
      5490 Parmalee Gulch Rd, Indian Hills, CO 80454
      View Details

    FAQs

    What type of property is this?
    Retail space - Unique retail investment opportunity in the heart of Indian Hills.
    Where is this retail space located?
    The property is located at 5490 S Parmalee Gulch Rd Indian Hills, CO.
    What is the asking price?
    The asking price for this property is $884,000.
    What are key features of this property?
    This property features: - Prime retail investment opportunity in Indian Hills, Colorado.; - Versatile C1 zoning suitable for various retail concepts or office/work-live conversion.; - **2,918 SF building updated with a modern flair, retaining historic charm.**
    (303) 880-9880
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    5490 S Parmalee Gulch Rd Indian Hills, CO 80454
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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
    5490 S Parmalee Gulch Rd Indian Hills, CO 80454
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    We can help!
    Listing Contact
    Bill Downes
    Bill Downes
    (303) 880-9880
    Learn more
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