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    2731 Iris Ave Boulder, CO 80304

    Sponsored
    For Lease
    $25 SF/Yr

    COMMERCIAL - Boulder, CO

    Type:Retail
    Property size:
    4,832 SF
    Lot size:
    4.42 Acres
    Days on Market:
    111
    Last Refresh:
    Feb 8 at 11:06 pm

    Property Features for 2731 Iris Ave

    General Information

    Property type
    Commercial Lease
    Property subtype
    Retail
    Standard status
    Active
    Zoning
    BC-1
    Size
    4,832 SF
    Lot size
    4.42 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1981
    Building materials
    Brick, Stucco
    Roof type
    Composition

    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 22, 2025

    MLS# 1012969

    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

    Furnished Restaurant in Boulder Retail

    This is a 4,832 square foot fully furnished restaurant located in a busy retail center in Boulder, Colorado. The restaurant has undergone nearly $1,000,000 in recent improvements, including all new electrical, plumbing, HVAC, furniture, fixtures, and equipment. The spacious dining area has a licensed capacity of 136, along with a full bar and liquor license. The cook and prep lines are equipped with new equipment, including a 14 ft hood with range, griddle, fryers, oven, char broiler, sandwich cooler, under counter refrigerators, glass chiller, a large walk-in refrigerator, and a separate walk-in freezer. A spacious keg and bottle cooler features 12 taps. The property includes a secluded, tranquil back patio with lush trees, flagstone perimeter planters, and a roll-up glass door to a seated bar. Ample parking is available in the large parking lot. The property is zoned BC-1. Flexible lease terms with options are available. The lot size is 4.42 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Local Restaurant

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Grocery & Convenience 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
    -105.260106
    Latitude
    40.037393

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    FAQs

    What type of property is this?
    Turn key restaurant - 4,832 SF fully furnished restaurant with recent improvements.
    Where is this turn key restaurant located?
    The property is located at 2731 Iris Ave Boulder, CO.
    What is the lease rate?
    The lease rate is $25 SF/Yr.
    What are key features of this property?
    This property features: - Fully furnished 4,832 SF restaurant with recent $1,000,000 in improvements (new electrical, plumbing, HVAC, furniture, fixtures & equipment).; - Licensed capacity of 136 with full bar and liquor license.; - Beautifully equipped cook and prep lines with new equipment, including a 14 ft hood, range, griddle, fryers, oven, char broiler, and walk-in refrigerator/freezer.
    (303) 442-1040
    Request Owner's contact information
    2731 Iris Ave Boulder, CO 80304
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    Boulder, CO 80304
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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
    2731 Iris Ave Boulder, CO 80304
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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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