East Boulder Warehouse For
For Sale
$9,000,000
5717 Arapahoe, Boulder, CO 80303
49,000 SF warehouse in East Boulder with long-term tenants.
Property Size49,000 SF
Lot Size2.83 Acres
Price / SF$183.67
Days on Market385
Property Features for 5717 Arapahoe
General Information
Standard status
Active
Size
49,000 SF
Lot size
2.83 Acres
Property subtype
Commercial
Amenities
Central air
Central Air Cooling
Forced Air Heating
Rubber Roof
Building Details
Year Built
1974
Listing Agency:
Regel & Associates, LLC
(303) 702-0605
Listed By:
EDWARD REGEL
(303) 746-7375
Source:
Corcoran
Added: Aug 18, 2025
Changed: Sep 5
Last Checked: Sep 5 at 9:24AM
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 Regel & Associates, LLC
Investment Insights
Based on property information with market context.
This 49,000 square foot building, constructed in 1974, features twin T construction and an industrial IG zoning designation. The roof is ballasted EDPM. The warehouse portion of the building comprises approximately 37,000 square feet. It has a clear height of 22 feet. The property includes eight overhead doors, with six dock-high and two drive-in doors. Ample parking is available. Located in East Boulder, just north of Flatirons Country Club, the property benefits from numerous nearby amenities. It is currently occupied by long-term tenants and has ample 3-phase power.
Key Highlights
- 49,000 sq. ft. Industrial building with 37,000 sq. ft. of warehouse space
- Convenient East Boulder location with many nearby amenities
- 22' Warehouse Clear Height**
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
$530,513
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
5.89%
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%
$10,610,260
$10.6M
Cap Rate 7%
$7,578,757
$7.6M
Cap Rate 9%
$5,894,589
$5.9M
Market Conditions
NOI Build-Up for 49,000 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
$676.2K $13.80/SF
− Vacancy
−$52.1K −$1.06/SF
EGI
$624.1K $12.74/SF
− OpEx
−$93.6K −$1.91/SF
NOI
$530.5K $10.83/SF
Area
Boulder, CO
Vacancy
7.70%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
15.00%
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%
$10,610,260
Cap Rate 7%
$7,578,757
Cap Rate 9%
$5,894,589
Alternative Uses
Best Use
Warehouse
$7.58M
$6.63M – $8.84M
NOI $530,513 @ 7.0% cap · market cap 5.89%
Second Best
Industrial
$6.24M
$5.46M – $7.28M
NOI $436,893 @ 7.0% cap · market cap 4.85%
Theoretical Best
Office A
$16.56M
$14.49M – $19.32M
NOI $1,159,066 @ 7.0% cap · market cap 12.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,066
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Life Storage — 6338 Arapahoe Rd, Boulder, CO 80303
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- Extra Space Storage — 5815 Arapahoe Ave, Boulder, CO 80303
- Arapahoe Self Storage LLC — 6389 Arapahoe Rd, Boulder, CO 80303
- AAA Store-N-Lock — 6389 Arapahoe Rd, Boulder, CO 80303
Frequently Asked Questions
What type of property is this?
Warehouse - 49,000 SF warehouse in East Boulder with long-term tenants.
Where is this warehouse located?
The property is located at 5717 Arapahoe Boulder, CO.
What is the asking price?
The asking price for this property is $9,000,000.
What are key features of this property?
This property features: 49,000 sq. ft. Industrial building with **37,000 sq. ft. of warehouse space**; Convenient East Boulder location with many nearby amenities; 22' Warehouse Clear Height**
