Listing Agency: Gibbons-White, Inc. Show Phone

Listed By: Gregory Glass · License #FA.100051533 Show Phone

Source: Moodyscre

Added: Jan 1 Changed: Aug 11 Last Checked: Sep 11 at 9:40AM

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Investment Insights

Based on property information with market context.

Suite 100 includes eight spacious offices along with an event hall, a conference room/library, recording studio space with a media office, and a kitchen/lounge. The suite features Acoustical Solutions PrivacyShield soundproof frames and doors in all offices, designed to help support privacy. Tasteful finishes, abundant natural light, and mountain views are also part of the layout. All furniture is negotiable.

The property is offered for sale with ample free parking in a tranquil setting. Easy access is noted from Boulder and Longmont, with approximately nine minutes driving time in each direction.

As configured, the suite supports a mix of private office work, collaborative meetings, and dedicated media and recording space within the same user-ready premises.

Key Highlights

• Suite 100 includes 8 spacious offices plus an event hall and conference room/library
• Recording studio space and a media office included in Suite 100
• All offices feature Acoustical Solutions PrivacyShield soundproof frames & doors

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

$61,538

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

4.83%

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%

$1,230,760 $1.2M

Cap Rate 7%

$879,114 $879.1K

Cap Rate 9%

$683,756 $683.8K

Market Conditions

NOI Build-Up for 4,630 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

$115.6K $24.96/SF

− Vacancy

−$33.5K −$7.24/SF

EGI

$82.1K $17.72/SF

− OpEx

−$20.5K −$4.43/SF

NOI

$61.5K $13.29/SF

Area

Boulder County, CO

Vacancy

29.00%

Lease Rate

$24.96 /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%

$1,230,760

Cap Rate 7%

$879,114

Cap Rate 9%

$683,756

Alternative Uses

Best Use

Office B

$879.1K

$769.2K – $1.03M (±1% cap)

NOI $61,538 @ 7.0% cap · market cap 4.83%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$1.40M

$1.22M – $1.63M (±1% cap)

NOI $97,786 @ 7.0% cap · market cap 7.68%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Office Units

Suggested Use

Top Pick Building Supply Dental Office Auto Parts Store Law Firm Plumbing Service Parking Lot & Garage

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

110

Businesses Nearby

Explore this area Business Placement

Demographics for 80503, CO

35,863

Population

15,508

Households

2.3

Avg Household Size

44

Median Age

60%

College-Educated

97%

High-School Grad

91.7 sq mi

ZIP Area

391

Density / Sq Mi

$118,465

Median Household Income

$55,417

Median Earnings

$1,843

Median Rent

$704,800

Median Home Value

Market

Vacancy Rate% for Office in West region

11% 2019

14.1% 2020

15.5% 2021

17.2% 2022

19.9% 2023

21% 2024

20.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this office units located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Office units - Suite 100 offers multiple offices plus an event hall, conference space, recording studio areas, and a kitchen lounge.

Where is this office units located?

The property is located at 7102 La Vista PL. Niwot, CO.

What is the asking price?

The asking price for this property is $1,273,250.

What are key features of this property?

This property features: Suite 100 includes 8 spacious offices plus an event hall and conference room/library; Recording studio space and a media office included in Suite 100; All offices feature Acoustical Solutions PrivacyShield soundproof frames & doors