North Boulder Retail/Office
For Sale
Contact for pricing
1200 Yarmouth Ave, Boulder, CO 80304
First-floor condo with offices, meeting room, kitchen, and excellent frontage.
Property Size2,473 SF
Price / SF$395
Days on Market1057
Property Features for 1200 Yarmouth Ave
General Information
Standard status
Active
Size
2,473 SF
Property subtype
Office, Retail
Zoning
BMS
Investment Type
Owner/User
Building Details
Year Built
2003
Year Renovated
2023
Buildings
1
Stories
1
Units
1
Listing Agency:
Gibbons-White Inc
Listed By:
Michael-Ryan McCarty · License #CO FA.040029628
(303) 442-1040
Source:
Crexi
Added: Oct 17, 2023
Changed: Sep 4
Last Checked: Sep 4 at 3:49AM
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 Gibbons-White Inc
Investment Insights
Based on property information with market context.
This first-floor condo in North Boulder is suitable for retail or office use. The property features six private offices, a large meeting room, a well-appointed kitchen and break area, two restrooms, and storage space. It can be easily divided to create a separate retail area and offices. The condo benefits from excellent frontage on Yarmouth Avenue, with a second direct entrance from the parking area. The property is surrounded by amenities, including Spruce Confections, Amante Coffee, Tierra y Fuego Taqueria, Moxie Bread Company, and Bacco Trattoria. The BMS zoning allows for a wide range of uses, including personal service, office, medical, retail, and financial services. The property has a size of 2473 square feet.
Key Highlights
- Excellent Yarmouth Frontage with 2 Direct Entrances
- BMS Zoning Allows for a Wide Range of Uses
- 6 Private Offices, Large Meeting Room, Well‑Appointed Kitchen & Break Area, 2 Restrooms & Storage
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
$40,788
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
4.18%
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%
$815,760
$815.8K
Cap Rate 7%
$582,686
$582.7K
Cap Rate 9%
$453,200
$453.2K
Market Conditions
NOI Build-Up for 2,473 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
$62.3K $25.20/SF
− Vacancy
−$4.1K −$1.64/SF
EGI
$58.3K $23.56/SF
− OpEx
−$17.5K −$7.07/SF
NOI
$40.8K $16.49/SF
Area
Boulder, CO
Vacancy
6.50%
Lease Rate
$25.20 /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%
$815,760
Cap Rate 7%
$582,686
Cap Rate 9%
$453,200
Alternative Uses
Best Use
Retail
$582.7K
$509.9K – $679.8K
NOI $40,788 @ 7.0% cap · market cap 4.18%
Second Best
Office B
$496.6K
$434.6K – $579.4K
NOI $34,765 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$835.7K
$731.2K – $975.0K
NOI $58,497 @ 7.0% cap · market cap 5.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
910
Businesses Nearby
Explore this area
Business Placement
Demographics for 80304, CO
27,532
Population
11,717
Households
2.3
Avg Household Size
41
Median Age
78%
College-Educated
95%
High-School Grad
9.0 sq mi
ZIP Area
3,059
Density / Sq Mi
$121,534
Median Household Income
$60,155
Median Earnings
$1,956
Median Rent
$1,166,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - First-floor condo with offices, meeting room, kitchen, and excellent frontage.
Where is this office units located?
The property is located at 1200 Yarmouth Ave Boulder, CO.
What is the asking price?
The asking price for this property is $976,835.
What are key features of this property?
This property features: Excellent Yarmouth Frontage with 2 Direct Entrances; BMS Zoning Allows for a Wide Range of Uses; 6 Private Offices, Large Meeting Room, Well‑Appointed Kitchen & Break Area, 2 Restrooms & Storage
