Second-Floor Office
For Sale
$415,000
2-5420 Arapahoe Ave, Boulder, CO 80302
BC-1-zoned commercial unit with private offices, open workspace, kitchenette, and restroom.
Property Size1,224 SF
Price / SF$339.05
Days on Market349
Property Features for 2-5420 Arapahoe Ave
General Information
Standard status
Active
Size
1,224 SF
Zoning
BC-1
Additional Details
Floor
Second Floor
Taxes and HOA fees
Annual Taxes
$8,143
Amenities
East & South Facing Windows
4 Private Offices
Open Bullpen
Kitchenette
Restroom
Monument Signage Available
Listing Agency:
Gibbons-White, Inc.
(303) 586-5939
Listed By:
Michael-Ryan McCarty · License #FA.040029628
(303) 586-5939
Source:
Exprealty
Added: Sep 11, 2025
Changed: Aug 20
Last Checked: Aug 24 at 9:46AM
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 1,224 SF second-floor commercial condominium is configured with 4 private offices and an open bullpen, providing a mix of enclosed and collaborative workspace. East- and south-facing windows bring natural light into the unit, which also includes a kitchenette and restroom. The property is available now and carries BC-1 zoning supporting office, retail, personal service, wellness, and fitness uses.
The unit is near 55th St and Arapahoe Ave in Boulder, with monument signage available. Its existing office layout and supporting features offer a ready framework for a range of commercial occupants.
The unit is near 55th St and Arapahoe Ave in Boulder, with monument signage available. Its existing office layout and supporting features offer a ready framework for a range of commercial occupants.
Key Highlights
- 1,224 SF second‑floor commercial condo unit
- 4 private offices plus an open bullpen
- East- and south‑facing windows
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
$17,207
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
4.15%
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%
$344,140
$344.1K
Cap Rate 7%
$245,814
$245.8K
Cap Rate 9%
$191,189
$191.2K
Market Conditions
NOI Build-Up for 1,224 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
$32.3K $26.40/SF
− Vacancy
−$9.4K −$7.66/SF
EGI
$22.9K $18.74/SF
− OpEx
−$5.7K −$4.69/SF
NOI
$17.2K $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%
$344,140
Cap Rate 7%
$245,814
Cap Rate 9%
$191,189
Alternative Uses
Best Use
Office B
$245.8K
$215.1K – $286.8K
NOI $17,207 @ 7.0% cap · market cap 4.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$413.6K
$361.9K – $482.6K
NOI $28,953 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
715
Businesses Nearby
Explore this area
Business Placement
Demographics for 80302, CO
27,322
Population
13,556
Households
2
Avg Household Size
29
Median Age
75%
College-Educated
98%
High-School Grad
93.9 sq mi
ZIP Area
291
Density / Sq Mi
$60,649
Median Household Income
$19,586
Median Earnings
$1,850
Median Rent
$1,123,800
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 units - BC-1-zoned commercial unit with private offices, open workspace, kitchenette, and restroom.
Where is this office units located?
The property is located at 2-5420 Arapahoe Ave Boulder, CO.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 1,224 SF second‑floor commercial condo unit; 4 private offices plus an open bullpen; East- and south‑facing windows
