Listing Agency: The Colorado Group, Inc. c***@coloradogroup.com Show Phone

Listed By: Chris Wynja · License #FA.100080088 Show Phone

Source: Moodyscre

Added: Nov 11, 2025 Changed: Jul 6 Last Checked: Aug 29 at 2:33PM

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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 The Colorado Group, Inc.

Investment Insights

Based on property information with market context.

This commercial building, formerly home to Clark’s Hardware, is available for lease. The 6,104 square foot building features flexible open space, clear heights ranging from 12 to 14 feet, and concrete flooring. A 10-foot drive-in loading door is present. The property includes 12 dedicated parking spaces and frontage along Highway 36, providing visibility and accessibility. It is located at 4100 Ute Hwy in Lyons, Colorado. Zoned Commercial East Corridor (CEC), the property is suitable for a variety of retail or light industrial uses.

Key Highlights

• Highly visible location with excellent frontage on Highway 36.
• Flexible 6,104 SF open space suitable for retail or light industrial uses.
• Zoned Commercial East Corridor (CEC) allowing for a variety of business operations.

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

$120,749

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

8.94%

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%

$2,414,980 $2.4M

Cap Rate 7%

$1,724,986 $1.7M

Cap Rate 9%

$1,341,656 $1.3M

Market Conditions

NOI Build-Up for 6,104 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

$183.1K $30.00/SF

− Vacancy

−$10.6K −$1.74/SF

EGI

$172.5K $28.26/SF

− OpEx

−$51.7K −$8.48/SF

NOI

$120.7K $19.78/SF

Area

Boulder County, CO

Vacancy

5.80%

Lease Rate

$30.00 /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%

$2,414,980

Cap Rate 7%

$1,724,986

Cap Rate 9%

$1,341,656

Alternative Uses

Best Use

Retail

$1.72M

$1.51M – $2.01M (±1% cap)

NOI $120,749 @ 7.0% cap · market cap 8.94%

Second Best

Warehouse

$1.28M

$1.12M – $1.50M (±1% cap)

NOI $89,842 @ 7.0% cap · market cap 6.65%

Theoretical Best

Office A

$1.84M

$1.61M – $2.15M (±1% cap)

NOI $128,916 @ 7.0% cap · market cap 9.55%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Retail space

Suggested Use

Top Pick HVAC Service Real Estate Agency Spa & Massage Center Department Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

385

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Retail space - 6,104 SF commercial building suitable for retail or light industrial.

Where is this retail space located?

The property is located at 4100 Ute Hwy Lyons, CO.

What is the asking price?

The asking price for this property is $1,350,000.

What are key features of this property?

This property features: Highly visible location with excellent frontage on Highway 36.; Flexible 6,104 SF open space suitable for retail or light industrial uses.; Zoned Commercial East Corridor (CEC) allowing for a variety of business operations.