Standalone Restaurant
For Sale
$995,000
442 St 442 High St 442, Lyons, CO 80540
Well-maintained restaurant building with patio space, on-site parking, and restaurant equipment included, with existing leases conveying.
Property Size2,793 SF
Price / SF$356.25
Days on Market72
Property Features for 442 St 442 High St 442
General Information
Standard status
Active
Size
2,793 SF
Property subtype
Retail
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$30,057
Amenities
Central Air
3
CDD
Corner Lot.
Level
12902.0
Sidewalks. Curbs Walk, Corner, Asphalt, City Road, Level, Southern Exposure.
Building Details
Year Built
1976
Listing Agency:
Coldwell Banker Realty-Boulder
(303) 931-8080
Listed By:
Laura Levy
(303) 931-8080
Source:
Xome
Added: Jun 20
Changed: Aug 25
Last Checked: Aug 29 at 5:51AM
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 Coldwell Banker Realty-Boulder
Investment Insights
Based on property information with market context.
442 High St is a well-maintained standalone commercial building currently operating as two full-time restaurant spaces: Moxie and Lyons Locale. While the businesses themselves are not included in the sale, the existing leases will convey. Restaurant equipment is included, and the property is set up for its current restaurant uses.
The building is located in downtown Lyons, just one block off Main Street, with immediate accessibility from Highway 36. The site offers convenient on-site parking in a downtown setting.
Outdoor patio space supports both concepts, including an indoor/outdoor setup at Moxie that features a glass garage door opening directly to the patio. With established operations, restaurant-ready improvements, and on-site parking, the property provides continuity for an incoming owner.
The building is located in downtown Lyons, just one block off Main Street, with immediate accessibility from Highway 36. The site offers convenient on-site parking in a downtown setting.
Outdoor patio space supports both concepts, including an indoor/outdoor setup at Moxie that features a glass garage door opening directly to the patio. With established operations, restaurant-ready improvements, and on-site parking, the property provides continuity for an incoming owner.
Key Highlights
- Well‑maintained standalone commercial building in Lyons, one block off Main Street and immediately accessible from Highway 36
- Current tenants: Moxie and Lyons Locale; existing leases convey (businesses are not included in the sale)
- Restaurant equipment included, and the building is set up for its current restaurant uses
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
$35,519
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
3.57%
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%
$710,380
$710.4K
Cap Rate 7%
$507,414
$507.4K
Cap Rate 9%
$394,656
$394.7K
Market Conditions
NOI Build-Up for 2,793 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
$50.3K $18.00/SF
− Vacancy
−$2.9K −$1.04/SF
EGI
$47.4K $16.96/SF
− OpEx
−$11.8K −$4.24/SF
NOI
$35.5K $12.72/SF
Area
Boulder County, CO
Vacancy
5.80%
Lease Rate
$18.00 /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%
$710,380
Cap Rate 7%
$507,414
Cap Rate 9%
$394,656
Alternative Uses
Best Use
Specialty Retail
$507.4K
$444.0K – $592.0K
NOI $35,519 @ 7.0% cap · market cap 3.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$842.7K
$737.4K – $983.1K
NOI $58,988 @ 7.0% cap · market cap 5.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
385
Businesses Nearby
1k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
BMO Harris Bank
Shops & Services
1,452 visits/mo
0.2 miles
Demographics for 80540, CO
4,710
Population
2,510
Households
1.9
Avg Household Size
49
Median Age
61%
College-Educated
98%
High-School Grad
152.8 sq mi
ZIP Area
31
Density / Sq Mi
$136,109
Median Household Income
$76,495
Median Earnings
$2,016
Median Rent
$787,800
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Well-maintained restaurant building with patio space, on-site parking, and restaurant equipment included, with existing leases conveying.
Where is this conventional restaurant located?
The property is located at 442 St 442 High St 442 Lyons, CO.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Well‑maintained standalone commercial building in Lyons, one block off Main Street and immediately accessible from Highway 36; Current tenants: Moxie and Lyons Locale; existing leases convey (businesses are not included in the sale); Restaurant equipment included, and the building is set up for its current restaurant uses
