Retail Condo with Monument
For Sale
Contact for pricing
5420 Arapahoe Ave, Boulder, CO 80303
Unit D features a dispensary buildout with a waiting/reception area, retail space, office, and restroom.
Property Size1,082 SF
Price / SF$475.97
Days on Market383
Property Features for 5420 Arapahoe Ave
General Information
Standard status
Active
Size
1,082 SF
Property subtype
RETAIL
Zoning
BC-1
Occupancy
100%
Additional Details
Cap Rate
6.1%
Amenities
monument signage
Listing Agency:
Gibbons-White, Inc.
(303) 442-1040
Listed By:
Michael-Ryan McCarty · License #FA.040029628
(303) 818-7688
Source:
Moodyscre
Added: Sep 9, 2025
Changed: Sep 10
Last Checked: Sep 24 at 4:20PM
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.
Unit D is a retail condo currently operating as a dispensary. The interior includes a waiting/reception area, retail area, office, and restroom.
The property is offered for sale with BC-1 zoning, supporting a wide range of office, retail, personal service, wellness, and fitness uses. The center is located close to 55th St and Arapahoe Ave, and monument signage is available.
Leasing is in place through December 31, 2026, with the unit described as leased at a cap rate of 6.1%.
The property is offered for sale with BC-1 zoning, supporting a wide range of office, retail, personal service, wellness, and fitness uses. The center is located close to 55th St and Arapahoe Ave, and monument signage is available.
Leasing is in place through December 31, 2026, with the unit described as leased at a cap rate of 6.1%.
Key Highlights
- Unit D retail condo currently operating as a dispensary with waiting/reception area, retail area, office, and restroom
- Leased through December 31, 2026 for a 6.1% cap rate
- BC‑1 zoning supports a wide range of office, retail, personal service, wellness & fitness 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
$17,846
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
3.47%
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%
$356,920
$356.9K
Cap Rate 7%
$254,943
$254.9K
Cap Rate 9%
$198,289
$198.3K
Market Conditions
NOI Build-Up for 1,082 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
$27.3K $25.20/SF
− Vacancy
−$1.8K −$1.64/SF
EGI
$25.5K $23.56/SF
− OpEx
−$7.6K −$7.07/SF
NOI
$17.8K $16.49/SF
Area
Boulder, CO
Vacancy
6.50%
Lease Rate
$25.20 /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%
$356,920
Cap Rate 7%
$254,943
Cap Rate 9%
$198,289
Alternative Uses
Best Use
Retail
$254.9K
$223.1K – $297.4K
NOI $17,846 @ 7.0% cap · market cap 3.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$365.6K
$319.9K – $426.6K
NOI $25,594 @ 7.0% cap · market cap 4.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,977
Businesses Nearby
27k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 59%
Dining 41%
Wendy's
Dining
11,218 visits/mo
0.1 miles
Shell
Shops & Services
8,352 visits/mo
0.2 miles
Conoco
Shops & Services
6,039 visits/mo
0.2 miles
Enterprise Rent-A-Car
Shops & Services
1,594 visits/mo
0.2 miles
Demographics for 80303, CO
25,328
Population
12,583
Households
2
Avg Household Size
32
Median Age
79%
College-Educated
99%
High-School Grad
21.9 sq mi
ZIP Area
1,157
Density / Sq Mi
$77,344
Median Household Income
$31,661
Median Earnings
$1,833
Median Rent
$941,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Boulder, CO
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Unit D features a dispensary buildout with a waiting/reception area, retail space, office, and restroom.
Where is this retail space located?
The property is located at 5420 Arapahoe Ave Boulder, CO.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: Unit D retail condo currently operating as a dispensary with waiting/reception area, retail area, office, and restroom; Leased through December 31, 2026 for a 6.1% cap rate; BC‑1 zoning supports a wide range of office, retail, personal service, wellness & fitness uses
