Standalone Office Building in
For Sale
$2,200,000
6290 Lookout Rd, Boulder, CO 80301
Large office building with private offices and ample parking.
Property Size7,803 SF
Price / SF$281.94
Days on Market781
Property Features for 6290 Lookout Rd
General Information
Standard status
Active
Size
7,803 SF
Property subtype
Office
Amenities
Central Air
3
IG
Corner Lot.
71246
Corner, Curbs Walk, Asphalt, City Road.
Building Details
Year Built
1981
Listing Agency:
RE/MAX Alliance-Boulder
(303) 543-0625
Listed By:
James Thomas · License #100031661
(303) 543-0625
Source:
Xome
Added: Jul 6, 2024
Changed: Aug 23
Last Checked: Aug 25 at 5:17AM
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 RE/MAX Alliance-Boulder
Investment Insights
Based on property information with market context.
This is a large, standalone office building located in Gunbarrel Business Park. The building features 12 private offices, 5 restrooms, a kitchen, and a spacious conference room, along with ample open floorplan space. A separate building with a private office and restroom is located mere feet away from the main building. The property includes a dedicated parking lot with ample parking. Situated in a high-traffic business park, the location is in close proximity to Lockheed Martin, Celestial Seasonings, King Soopers, Avery Brewing, and Boulder Reservoir. Zoned Industrial by the City of Boulder, the property allows for a wide range of commercial uses, including professional office use. The bike score is 70, indicating it is very bikeable. The walk score is 14, indicating it is car-dependent. The transit score is 26, indicating some transit options are available.
Key Highlights
- Standalone office building in high‑traffic Gunbarrel Business Park.
- Zoned Industrial by City of Boulder, allowing for a wide range of commercial uses.
- Includes 12 private offices, 5 restrooms, kitchen, and spacious conference room.
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
$109,695
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
4.99%
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%
$2,193,900
$2.2M
Cap Rate 7%
$1,567,071
$1.6M
Cap Rate 9%
$1,218,833
$1.2M
Market Conditions
NOI Build-Up for 7,803 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
$206.0K $26.40/SF
− Vacancy
−$59.7K −$7.66/SF
EGI
$146.3K $18.74/SF
− OpEx
−$36.6K −$4.69/SF
NOI
$109.7K $14.06/SF
Area
Boulder, CO
Vacancy
29.00%
Lease Rate
$26.40 /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%
$2,193,900
Cap Rate 7%
$1,567,071
Cap Rate 9%
$1,218,833
Alternative Uses
Best Use
Office B
$1.57M
$1.37M – $1.83M
NOI $109,695 @ 7.0% cap · market cap 4.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.64M
$2.31M – $3.08M
NOI $184,575 @ 7.0% cap · market cap 8.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
746
Businesses Nearby
Explore this area
Business Placement
Demographics for 80301, CO
25,944
Population
12,644
Households
2.1
Avg Household Size
38
Median Age
69%
College-Educated
97%
High-School Grad
28.6 sq mi
ZIP Area
907
Density / Sq Mi
$92,974
Median Household Income
$52,325
Median Earnings
$1,999
Median Rent
$761,500
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Large office building with private offices and ample parking.
Where is this office building located?
The property is located at 6290 Lookout Rd Boulder, CO.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Standalone office building in high‑traffic Gunbarrel Business Park.; Zoned Industrial by City of Boulder, allowing for a wide range of commercial uses.; Includes **12 private offices, 5 restrooms, kitchen, and spacious conference room.**
