Building Details

Year Built 1965

Listing Agency: Dayton Land & Real Estate

Listed By: Nancy Dayton Show Phone

Source: Thestrohmangroup

Added: Mar 5 Changed: Oct 26 Last Checked: Oct 7 at 1:41PM

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Investment Insights

Based on property information with market context.

This commercial building, originally built as a residence and subsequently converted to restaurant use, is located in Allenspark. The property contains approximately 949 square feet of interior space, complemented by a 378-square-foot porch and deck area. All existing equipment and furnishings, reported to be in excellent condition, are included in the sale. The previous owners operated a pizzeria business at this location before relocating to a larger space. The property is located just off the Peak-to-Peak Highway in the Rocky Mountains, benefiting from recreational and tourist traffic. The building could be restored to residential use with approval of zoning change under Boulder County Land Use regulations. Potential business uses include a restaurant, ice cream parlor, bakery, coffee shop, retail space, or brew pub.

Key Highlights

• High‑traffic location off the Peak‑to‑Peak Highway in the Rocky Mountains, ideal for attracting tourists and recreational visitors.
• Includes all existing restaurant equipment and furnishings in excellent condition.
• Versatile property suitable for various business types: restaurant, ice cream parlor, bakery, coffee shop, retail, or brew pub.

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$18,773

Cap Rate

6.83%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$375,460 $375.5K

Cap Rate 7%

$268,186 $268.2K

Cap Rate 9%

$208,589 $208.6K

Is this asking price fair?

Market Conditions

NOI Build-Up for 949 SF

Gross rent

$28.5K $30.00/SF

− Vacancy

−$1.7K −$1.74/SF

EGI

$26.8K $28.26/SF

− OpEx

−$8.0K −$8.48/SF

NOI

$18.8K $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 Rate 5%

$375,460

Cap Rate 7%

$268,186

Cap Rate 9%

$208,589

Alternative Uses

Best Use

Retail

$268.2K

$234.7K – $312.9K (±1% cap)

NOI $18,773 @ 7.0% cap · market cap 6.83%

Second Best

Specialty Retail

$172.4K

$150.9K – $201.1K (±1% cap)

NOI $12,068 @ 7.0% cap · market cap 4.39%

Theoretical Best

Office A

$286.3K

$250.5K – $334.1K (±1% cap)

NOI $20,043 @ 7.0% cap · market cap 7.29%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Open Analytics

Current Use

Restaurants

Suggested Use

Top Pick Plumbing Service Furniture & Home Goods Auto Repair Shop Cafe & Coffee Shop Kitchen & Bath Showroom Grocery & Convenience 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

2

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 80510, CO

439

Population

715

Households

0.6

Avg Household Size

56

Median Age

55%

College-Educated

98%

High-School Grad

65.9 sq mi

ZIP Area

7

Density / Sq Mi

$122,143

Median Household Income

$56,968

Median Earnings

$1,318

Median Rent

$772,100

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Frequently Asked Questions

What type of property is this?

Restaurant - Commercial building in Allenspark with restaurant equipment and furnishings included.

Where is this restaurant located?

The property is located at 6 Ski Rd Allenspark, CO.

What is the asking price?

The asking price for this property is $275,000.

What are key features of this property?

This property features: High‑traffic location off the Peak‑to‑Peak Highway in the Rocky Mountains, ideal for attracting tourists and recreational visitors.; Includes all existing restaurant equipment and furnishings in excellent condition.; Versatile property suitable for various business types: restaurant, ice cream parlor, bakery, coffee shop, retail, or brew pub.