Building Details

Buildings 23

Listing Agency: Keller Williams Realty DTC Llc

Listed By: Sandy Colohan · License #025105

Source: Crexi

Added: Jun 30, 2025 Changed: Aug 8 Last Checked: Jul 24 at 5:51AM

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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 Keller Williams Realty DTC Llc

Investment Insights

Based on property information with market context.

Located in Allenspark, 13 miles south of Estes Park and 67 miles from Denver, this iconic property spans 20.221 acres of wooded land. It features 25 guest cabins, including one- and two-bedroom units, with a mix of detached and attached configurations. The property includes a bar and restaurant, with a completely renovated bar area. Two bunk houses are available for on-site staff. A tack room and corral are present for horses. Most furniture is included with a few exceptions. The property could serve as a private retreat or a lodge for summer vacations, and is suitable as a wedding venue. The building size is 15,332 square feet.

Key Highlights

• 25 Guest Cabins (1 & 2 Bedroom): Provides substantial accommodation capacity.
• Bar and Restaurant: Features a completely redone bar area.**
• 20.221 Acres of Wooded Land: Offers privacy and natural beauty.

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

$194,977

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

7.09%

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%

$3,899,540 $3.9M

Cap Rate 7%

$2,785,386 $2.8M

Cap Rate 9%

$2,166,411 $2.2M

Market Conditions

NOI Build-Up for 15,332 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

$276.0K $18.00/SF

− Vacancy

−$16.0K −$1.04/SF

EGI

$260.0K $16.96/SF

− OpEx

−$65.0K −$4.24/SF

NOI

$195.0K $12.72/SF

Area

Boulder County, CO

Vacancy

5.80%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

25.00%

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%

$3,899,540

Cap Rate 7%

$2,785,386

Cap Rate 9%

$2,166,411

Alternative Uses

Best Use

Specialty Retail

$2.79M

$2.44M – $3.25M (±1% cap)

NOI $194,977 @ 7.0% cap · market cap 7.09%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$4.63M

$4.05M – $5.40M (±1% cap)

NOI $323,812 @ 7.0% cap · market cap 11.77%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Bars & Pubs

Suggested Use

Top Pick Hotel & Motel

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

10

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 80510, CO

439

Population

715

Households

0.6

Avg Household Size

56

Median Age

55%

College-Educated

98%

High-School Grad

65.9 sq mi

ZIP Area

7

Density / Sq Mi

$122,143

Median Household Income

$56,968

Median Earnings

$1,318

Median Rent

$772,100

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this bars & pubs located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Bar & Pub - Iconic Allenspark lodge featuring guest cabins, bar, and restaurant.

Where is this bar & pub located?

The property is located at 11957 Highway 7 Allenspark, CO.

What is the asking price?

The asking price for this property is $2,750,000.

What are key features of this property?

This property features: 25 Guest Cabins (1 & 2 Bedroom): Provides substantial accommodation capacity.; Bar and Restaurant: Features a completely redone bar area.**; 20.221 Acres of Wooded Land: Offers privacy and natural beauty.