Single-Tenant Retail Logistics
For Sale
Contact for pricing
550 PLANE ST, Gypsum, CO 81637
Corporate net lease to Tesla with annual rental escalations for a regional retail and logistics hub near Eagle Airport.
Property Size35,000 SF
Price / SF$448.71
Days on Market134
Property Features for 550 PLANE ST
General Information
Standard status
Active
Size
35,000 SF
Property subtype
Retail
Occupancy
100%
Investment Type
Net Lease
Building Details
Year Built
2023
Stories
1
Units
1
Tenancy
Single
Listing Agency:
ParaSell Inc
Listed By:
Scott Reid · License #C32060
(949) 942-6585
Source:
Crexi
Added: Apr 28
Changed: Sep 7
Last Checked: Sep 6 at 11:48PM
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 ParaSell Inc
Investment Insights
Based on property information with market context.
This single-tenant retail logistics facility is offered for sale under a corporate net lease to Tesla, with annual rental escalations. The property is positioned to serve as a regional retail and logistics hub.
The remarks describe the asset as approximately 35 miles from Vail and adjacent to Eagle Airport, which serves the greater Vail Valley and Aspen. The surrounding area is referenced as home to regional facilities for Costco, UPS, FedEx, and more.
Additional area metrics included in the offering materials state that 67% of airport passengers earn $200,000+ annually, with average household income of $142,601 within a 15-mile radius.
The remarks describe the asset as approximately 35 miles from Vail and adjacent to Eagle Airport, which serves the greater Vail Valley and Aspen. The surrounding area is referenced as home to regional facilities for Costco, UPS, FedEx, and more.
Additional area metrics included in the offering materials state that 67% of airport passengers earn $200,000+ annually, with average household income of $142,601 within a 15-mile radius.
Key Highlights
- Year built 2023
- Corporate net lease to Tesla
- Annual rental escalations included
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
$490,533
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
3.12%
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%
$9,810,660
$9.8M
Cap Rate 7%
$7,007,614
$7.0M
Cap Rate 9%
$5,450,367
$5.5M
Market Conditions
NOI Build-Up for 35,000 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
$739.2K $21.12/SF
− Vacancy
−$38.4K −$1.10/SF
EGI
$700.8K $20.02/SF
− OpEx
−$210.2K −$6.01/SF
NOI
$490.5K $14.02/SF
Area
Eagle County, CO
Vacancy
5.20%
Lease Rate
$21.12 /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%
$9,810,660
Cap Rate 7%
$7,007,614
Cap Rate 9%
$5,450,367
Alternative Uses
Best Use
Retail
$7.01M
$6.13M – $8.18M
NOI $490,533 @ 7.0% cap · market cap 3.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.60M
$8.40M – $11.20M
NOI $672,000 @ 7.0% cap · market cap 4.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 81637, CO
9,845
Population
3,291
Households
3
Avg Household Size
34
Median Age
31%
College-Educated
84%
High-School Grad
787.3 sq mi
ZIP Area
13
Density / Sq Mi
$108,556
Median Household Income
$47,262
Median Earnings
$2,162
Median Rent
$549,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Corporate net lease to Tesla with annual rental escalations for a regional retail and logistics hub near Eagle Airport.
Where is this retail space located?
The property is located at 550 PLANE ST Gypsum, CO.
What is the asking price?
The asking price for this property is $15,705,000.
What are key features of this property?
This property features: Year built 2023; Corporate net lease to Tesla; Annual rental escalations included
