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    Pearl Street Retail/Office Opportunity Title is generated by Realmo AI

    2600 Pearl St, Boulder, CO 80302

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    Versatile space near 28th Street corridor with parking.

    Type:RETAIL
    Property size:
    40,000 SF
    Added:
    Apr 23, 2026
    Days on Market:
    34
    Last Refresh:
    May 8 at 3:27 am

    Property Features for 2600 Pearl St

    General Information

    Standard status
    Active
    Size
    40,000 SF
    Property subtype
    RETAIL

    Spaces For Lease

    at 2600 Pearl St Contact us

    We can help!

    Listing Contact
    Lynda Gibbons
    Lynda Gibbons

    Listing agent Lynda Gibbons License #FA.040029628

    Listing office Gibbons-White, Inc.

    Listing date Apr 23, 2026

    Source Moodyscre

    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.

    HighLights

    • Prime location with direct access from Pearl Street and 28th Street.
    • Versatile space suitable for office, retail, entertainment, restaurant, fitness, or medical clinic.
    • Ample parking with 163 spaces, including surface, secured underground, EV chargers, and bike storage.
    • Includes an auditorium space and commercial kitchen, ideal for tech companies and events.
    • Features a fully built fitness area with showers and locker rooms.
    • High traffic counts at the intersection of 28th & Pearl and 26th & Pearl.

    Overview

    This property presents a fantastic office or retail opportunity with direct accessibility from both Pearl Street and 28th Street. It is located one block from the vibrant 28th Street corridor and adjacent to Hazel’s Beverage World. A wide range of potential sizes are available, accommodating short or long-term leases. The space is suitable for various uses, from small offices to full building users, including tech offices, entertainment event centers, restaurants, cafes, retail spaces, fitness centers, or medical clinics. The property includes an auditorium space and a commercial kitchen, making it ideal for tech users and events. It also offers retail showroom space with direct Pearl Street exposure and protected intersection access. A large open office area features a mix of private offices and existing furniture. A fully built fitness area is available, complete with showers and locker rooms. The property provides 163 parking spaces, including 93 surface spaces and 70 secured underground spaces, along with EV chargers and a bike storage room. Traffic counts are 32,793 at 28th and Pearl, and 19,343 at 26th and Pearl. The property size is 40000 square feet.
    Location Intelligence

    Current Use by Public Records

    Googly Moogly Corporate Office

    Suggested Use

    Law Firm Restaurant Real Estate Agency Dental Office Hair Salon Spa & Massage Center Nail Salon Building Supply Daycare Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boulder
    County
    Boulder
    State
    Colorado
    Longitude
    -105.259929
    Latitude
    40.0215226

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    FAQs

    What type of property is this?
    Retail space - Versatile space near 28th Street corridor with parking.
    Where is this retail space located?
    The property is located at 2600 Pearl St Boulder, CO.
    What are key features of this property?
    This property features: Prime location with direct access from Pearl Street and 28th Street.; Versatile space suitable for office, retail, entertainment, restaurant, fitness, or medical clinic.; Ample parking with 163 spaces, including surface, secured underground, EV chargers, and bike storage.
    (303) 442-1040 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Lynda Gibbons
    Lynda Gibbons
    Real Estate License ID: FA.040029628
    Learn More
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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.

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